I'll lend 100% of the purchase and rehab because I develop relationships in the investor community (mainly through our area's landlord/investor organization) with borrowers who gain my trust.

Most lenders want to see some real skin in the game and proven experience before going 100% on cost/LTV.I’ve seen some pure private lenders still being more aggressive with experienced borrowers, but a lot are doing exactly what you’re saying, tighter on exit strategy and down payment.Have you guys been seeing more experienced borrowers or mostly newer ones lately? 

Some lenders use in-place rent, others allow market rent via appraisal. Which approach has made or broken deals for you?

Lenders are getting pickier about borrower reliability, not just deal quality.The Florida and Southeast market is probably stronger than other regions right now because there's still migration and rental demand.

Since the borrower isnt making payments, this higher interest, plus whatever other fees, cause the balance to rapidly accrue.

With many seasoned real estate investors locked into low first mortgage rates and large equity positions, many borrowers and investors have been exploring tapping second position loans like home equity lines of credit for reinvestment capital towards down payment or rehabilitation funds. 

The downside is real too when a borrower decides your money is easier to default on than pay back.How do low ethics borrowers find you?

Local and regional banks will sometimes work with newer developers, especially if: • You have a strong GC with a proven track record• Solid liquidity and post-close reserves• Conservative leverage (often 60–65% LTC)• A clear take-out strategy (perm loan or sale)Without that, many borrowers start with private or bridge construction lenders.

You cannot borrow from your own IRA.

We formed a new borrower entity late in the process and updated the org chart to match what the lender required.