As a small time investor I'm really timid to select a deal... what if I get it wrong??

From what I’m seeing in the last few deals here in the Southeast (FL/GA) and beyond, the private money landscape is a mixed bag right now — but there are real opportunities if you know where to look.What seems to be working:   • Strong operators with solid comps and exit strategies still get fast private money   • Lenders are more comfortable with seasoned investors and repeat sponsors   • Private lenders are still writing P+R deals, especially with interest reserves factored in   • Clean deals with realistic ARVs and conservative rehab estimates get tractionWhat’s slowing deals down:   • Underwriting is tighter — lenders want better LTVs and clearer exit plans   • Appraisal uncertainty can stall approvals, especially in softer micro-markets   • Some private lenders are leaning toward bridge/equity splits instead of 80/20 purchase + rehab   • Newer investors without track record are seeing longer review cyclesRegional nuance:In Florida & Georgia, I’ve heard of a handful of private lenders still willing to commit on P+R — but they often want:   • 65–70% LTC   • Clear exit strategy (BRRRR exit, sale comps, rent rolls)   • Detailed scopes + contractor quotesThose tightening terms aren’t deal killers — they just reward preparation.My takeaway:Private money hasn’t disappeared — it’s just more selective.

You can easily find them in the private lending group as well click on the Agents and Pros tab and select lenders. 

You can't avoid painting and flooring, but you can avoid plumbing rework and roof issues if you're selective about what you buy.

Closing assurance, offering the highest bid, and providing hard money deposits are effective techniques.

During checkout on selected stays (mostly outdoor-centric like beaches and mountain cabins), a guest is asked if they would like to buy this insurance that pays them if a threshold of rain is reached during their stay, which is customized for each stay. 

Proper tenant selection is also of equal importance to the long-term success of your investment.For these reasons alone, finding the right company to protect your interests is a worthwhile investment.

Thanks for sharing.Confused though, as you posted that mass texting lost much of its effectiveness by late 2022, but then state you send 10k outbound texts daily?

Private lenders are being more selective about who they work with.What I'm seeing is that quality deal flow matters more than ever.

Hey Philip,The Gulf Coast can be a great play for STR/MTR if you’re selective about location, insurance costs, and local regulations.