Banks want ultra-conservative underwriting, which makes bridge and private capital a big part of the conversation.Down Payment: For many investors, especially in today’s higher-rate environment, finding the extra equity piece is harder than sourcing the deal itself.

Go in with the expectation that in this current environment it's going to be difficult to break even, let alone positive cash flow.

Having been in this business since 2015, I’ve seen the industry evolve through multiple phases—from the direct mail era, to the rise of cold calling and texting, and now into the AI-driven, compliance-heavy environment we face today.This post breaks down how my wholesaling operation is structured in 2025, what’s changed, and what systems I use to consistently close deals in today’s market.A Brief History of My Wholesaling Journey (2015–2022)2015–2018: Direct Mail Dominance: Back when I started wholesaling in 2015, the primary way to generate deals was through direct mail.

Columbus, Ohio, is quietly emerging as one of the strongest examples of this trend.Why Columbus Stands Out for Investors:Affordability with Strong Returns – Home prices remain accessible compared to national averages, while median rents have shown consistent growth, creating favorable rent-to-price ratios.Population and Job Growth – With Ohio State University, a robust healthcare system, and major employers expanding—most notably Intel’s $20B investment—Columbus is attracting new residents at one of the fastest rates in the Midwest.Revitalization and Development – Significant city and private investments are reshaping downtown and surrounding neighborhoods, fueling appreciation and long-term demand.Investor-Friendly Climate – Ohio remains comparatively landlord-friendly, allowing owners to better protect cash flow and streamline operations.Strategic Location – Columbus sits within a day’s drive of 50% of the U.S. population, strengthening its role as a logistics and business hub.The Takeaway: Columbus is no longer just a “stable” Midwest market—it is evolving into a growth-oriented environment where investors can combine cash flow with appreciation potential.

Always good to learn how others are making house flipping work in this environment.

As for the refinance, you are probably seeing prices dip because of the current rate environment we find ourselves in.

MOST states have foreclosure laws that give only 21 days notice (MO,TX, GA is 30) So most Non-Judicial states are less than 30 days.However, please be aware that today, due to the political environment , us investors have MANY ways to stop the Foreclosure date even a few days before.For example , we can stop an FHA foreclosure just 4 days before and a FNMA (Fannie Mae) foreclosure just 2 days before and a VA just 1 day before.

That creates and environment for long term tenants and happy owners.  

- Have terms shifted given the interest rate environment?

Do you feel the current rate environment changes that strategy?