Our floor rate is 10.5% for borrowers shove done 6+ deals, and the rate goes up depending on experience and FICO.

Cash flow and borrower capacity come first.

Assumptions for the deal based on what I'm seeing in the market: - $180K purchase price- $60K rehab (includes 15% cash for contingencies)- 3-month rehab - $260K ARVI'm torn on how much money I should borrow -if any at all- during the purchase + rehab phase given I technically have enough cash &not considering conventional despite my 800 credit score wouldn't be possible given minimum seasoning period is 6 to 12 months based on my research) to cover those expenses myself.What approach would you take?

Adding your $150K loan, the borrower will owe $365K on a property worth $300K.

When you get a self-employed / DSCR / bank statement borrower, why do so many agents/LOs refer it out or avoid it?

The property serves the energy workforce market in the area.Property overview• 18 furnished units + manager residence• Built in 2017• Located in Pecos, TX• Workforce housing model (weekly/monthly rentals)• Stabilized operationsFinancials• Purchase price: $800,000• Recent third-party appraisal: $1,200,000• Trailing normalized NOI: ~$100,000• Annual revenue: ~$268,000So from a leverage standpoint, the deal is actually fairly conservative if viewed against value.Loan requestWe’ve been seeking:• Senior bridge loan: ~$520,000• 65% LTV of purchase price• Interest-only• 12–24 month term• Exit: refinance into long-term DSCR loan once stabilized furtherSeller structureSeller is flexible and willing to carry the remainder.Proposed structure:• Senior loan: $520K• Seller carry: $280K fully subordinatedSeller note terms could be:• principal-only monthly payment ($1,200–$1,500)• balloon at refinanceSo the deal itself works operationally.Where things get difficultWhat I’ve encountered talking to lenders:1️⃣ Most bridge lenders want borrower cash in the dealEven with seller carry, they want "skin in the game."2️⃣ Many lenders underwrite strictly off purchase price, not appraised value.3️⃣ Origination fees are extremely highTypical quotes I've received:• 12–14% interest• 5–6 points origination• 12-month term4️⃣ Some lenders require reserves ($100K+), which defeats the purpose of the structure.5️⃣ DSCR lenders generally say:“Come back after seasoning or after you own the asset.”The real gapThe deal works if the capital stack is:Senior loan: $520KSeller carry: $280KBut lenders are effectively asking for an additional $50K–$100K borrower cash injection, which is the piece I’m trying to solve.So my question to experienced investors:Where do people typically source that “gap” capital in deals like this?

When you get a self-employed / DSCR / bank statement borrower, why do so many agents/LOs refer it out or avoid it?

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

They sometimes use apps with the borrower being onsite to do a full check/walkthrough instead of paying an inspection fee (lowers costs for lender) increases issues for borrower.

Are all deals borrower paid?