Even though we advise to keep savings in a separate rental reserve account, it is not a common practice in the real world for many of our clients.

My companies are constantly battling the city and counties to get them to simply follow the law. 

I’m looking for some best practices on starting and maintaining LLCs in TX, TN and FL (on a cheap basis…not trying to do everything using a service or having each single family home in each LLC as that would make costs balloon out of control).  

Great advice on practical tips to get others hours.

Before retiring from work as an attorney, I lived and practiced law in the West Texas area for over 40 years.

The costs are heavily run up by the borrower’s ability to take advantage of (1) judicial states foreclosure laws (2) bankruptcy laws (3) we as lenders having to pay taxes/insurance during borrower’s default (4) legal fees we pay to contest BK filings or other delay tactics (5) deterioration in property since loan origination.  

It takes patience and good business practices to be successful. 

In particular, I’m interested in advice on:1.Best practices for onboarding new owners and setting clear expectations from day one.2.Effective systems or software recommendations for a solo/startup operation (leasing, maintenance coordination, rent collection, accounting, etc.)3.Strategies for finding and retaining great contractors/vendors.4.Common pitfalls new PMs face in the first 6–12 months.5.Pricing your management services competitively while still being profitable.6.

From what I’m seeing across BRRRR deals in the Triad (Greensboro / Winston-Salem / High Point), most experienced investors target a refinance LTV in the 70–75% range.Here’s why that band tends to work in practice:• 70% LTV — Most conservative and most resilient.This usually allows investors to:– Recapture the bulk of their rehab + acquisition capital– Maintain strong DSCR even if rates shift– Absorb a soft appraisal without sinking the dealMost lenders also price better in this range, which helps long-term cashflow.• 75% LTV — The “industry standard” for BRRRR refinances.This tends to be the sweet spot where:– You recover enough capital to recycle into the next project– Debt service stays manageable– Cashflow remains positive even with today’s higher rate environmentA lot of Triad investors settle here because the rents usually support it.• 80% LTV — Only works when the rehab is tight and the ARV is rock solid.You can pull more cash out, but:– DSCR compresses fast– Cashflow can get thin– Appraisal risk becomes much higherMost investors only go this high on lighter rehabs or when the numbers are extremely predictable.In short:70% = safest,75% = most common,80% = possible but narrow.Always interested to see what other markets are trending, but these are the ranges that consistently work for BRRRR investors here.

Their project manager, Laron, practically begged for cash nonstop, claiming the project would move once they “got more funds.”