We regularly come across loans at 25% LTV where you would then be sitting under 20% LTV against the collateral - Typical loan duration is 2 to 8 months- Typical individual loan amount in the $400k to $800k range- Majority of assets that fit our criteria seem to be in Texas at the moment.

Are you buying driving ranges? 

First what's the price range of the market you're wholesaling in?

You can still find properties in the $120–180K range that hit the 1% rule and cash flow right away, with strong appreciation potential long term.

On paper, it looked like a cash cow—similar to the fourplexes in Las Vegas in the price range you mentioned.

Columbus, Ohio is a great example of a market that checks those boxes—it’s still affordable with properties in the $120–180K range that can hit the 1% rule and cash flow, plus the job and population growth here is huge with Intel, Amazon, Google, Facebook, Honda, Microsoft, LG and others expanding in the area.

You can find properties in the $80K–150K range that need light to moderate work and still have strong ARV potential.

That is a pretty low rent to price ratio for $185k average price range.

With your current position ($227k value, $150k balance, ~66% LTV, 680 credit), you’re in range to pull equity — it’s just about which structure lines up with your goals. 

From June 2020 to June 2024, Santarelli solicited hundreds of investors nationwide to invest in unsecured promissory notes ranging from $25,000 to $500,000.