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?

I just had a call with them and curious of both the sourcing/setup and ongoing experience with them. 

Hi BiggerPockets community My name is Jay Toluganti, and I’m a real estate investor and operator based in Florida, actively investing both locally and in a few Midwest and Northeast markets.I started my real estate journey a few years ago and have since built an operator-focused business across multiple strategies, including:📍 Vacant land acquisitions, primarily sourcing infill lots for home builders🏗️ Supporting builders with 185+ lot acquisitions, contributing to 1M+ sq ft of residential development🏠 Single-family rehabs & cosmetic flips💰 Working with private and self-directed IRA lenders on structured, asset-backed dealsMy background is in engineering and management (corporate roles in India and the U.S.), so I’m underwriting-driven and very systems-oriented.

Cornyn believes that securing the border is the priority before considering new visa options for foreign workers."

I see value in being present on Facebook, but relying on it as a primary deal source doesn’t seem sustainable.

Hey everyone,I’m 22 and just getting started in commercial real estate, and I’d love some perspective from people who’ve structured partnerships before.I recently sourced an off‑market industrial deal that my partner and I just put under contract.

Learn how to screen well, utilize multiple sources to obtain background info including Social Media and your favorite search engine or AI Friend.

I source and analyze both on-market and off-market opportunities that actually hold up under underwriting.I am very numbers-driven and margin-focused, but I also value relationships just as much as returns.

You’ll need to learn a lot in order to become an expert in sourcing properties/ marketing/ acquisitions, and do tons of due diligence such as understanding and dealing with title issues and other legal issues like access and easements.

Check directly with the source — call or email the employer using contact info you independently verify (not what’s on the document).