The title insurer has honored its commitment in full.

As a broker, my biggest pet peeves are hard money lenders circumventing to my clients, not being upfront about fees, asking for a commitment fee prior to issuing loan docs, and "matching" my broker fees, even though I underwrote the file, got the client, and did all of the processing work. 

I documented what happened here: https://the-opposition.com/2025/06/mid-south-turnkey-homes-t...

This is such an exciting season to be in and I just want to say I’m proud of you for showing up and staying committed.

I’m now seeking guidance on the right sequence of steps to take to begin my real estate journey.While I understand that a 3–5 year timeline may seem ambitious, I’m always up for a challenge and committed to working toward it.I’ll be sure to keep you posted on my progress!

DSCR Lenders (refinance specialists)Competitive rates for 2-4 unitproperties80-85% LTV optionsClear seasoning requirementsExperience with out-of-state investorsWhat I Bring:Serious buyer with proof offunds readyQuick decision-making (24-48hours on qualified deals)Professional approach to allrelationshipsFair compensation for qualityserviceLong-term commitment to Indianapolis marketMarket Questions:What are current realistic caprates for renovated B/C class fourplexes?

Pick ONE strategy to commit to for Q1.House hack, BRRRR, long-term rentals, STR — it doesn’t matter which one, as long as you focus.The biggest mistake beginners make is trying to learn everything at once.You don’t need to close a deal before the year ends to “start.”Your real start is building the systems that will support your first deal — and the ones after that.Finish this year organized, not rushed.You’ll thank yourself in a few months.For those just getting started:What’s one thing you want to set up before 2026 begins?

Quote from @Aaron T.: Quote from @Caleb Christopher: I use OnePoint Lending as the servicer for our seller finance and wraparound deals (www.onepointlending.com).

For your first flip, you must fully understand and budget for this potential issue.Red Flags ChecklistFor the General Contractor (GC):Delayed Quotes: Significant or repeated delays in providing you with bids and quotes.Poor Communication: Lack of responsiveness or reliable communication.Unreliable References: References that are difficult to contact, overly vague, or seem fabricated.Contractor & Project ManagementPre-Vetted GCs: Have a small list of multiple General Contractors ready to go before you need them.Active Oversight: Commit to visiting the property frequently—at least once a day, if necessary—to monitor progress and preempt issues.Financial & Deal FocusThe Deal-Killer: Be aware that the biggest hurdle in acquiring a property is often the seller's unrealistic price expectation.Conservative Estimation: You must be very conservative with your repair and renovation estimates.Don't Solely Rely on Others: Do not rely only on your contractor's estimates.Collaborate and Verify: Collect as much information as possible from your entire team to form your own final, conservative budget.Realtor Expertise: Your realtor should be a key part of your team, and they must be knowledgeable about the house-flipping business and local construction costs, (hands-on experience).Next StepsThe comment you made at the end of your original note is important and likely requires its own, separate discussion thread to give it the attention it deserves!

That local knowledge and commitment can be a real advantage, even when prices are steep.