If the numbers work and I’ve got a solid next move lined up, I’m way more comfortable pulling the trigger—even if rates aren’t perfect.

Morning Chris,  I sometimes wonder if for the larger note investor if they can hook up with a really good broker that is writing short term loans daily.. that this takes a ton of work out of the process and instead of waiting months to find that perfect note.. your money is working constantly so no drag.. ????

First goal isn’t perfection, it’s a clean, profitable rep you can repeat.

🏡 Success Story: Young Street, Richmond, VAWe purchased Young Street off-market on May 23, 2025 for $173,000 — a hidden gem ready for transformation.With a targeted $50,000 renovation, we completely reimagined the home:✨ Added stairs to the attic for full access✨ Finished out two spacious rooms upstairs✨ Installed a brand-new full bathroom✨ Staged it to perfection for maximum market appealJust 4 days after listing, it sold on October 27, 2025 for $390,000.💰 Purchase Price: $173,000🔨 Renovation Cost: $50,000🏠 Sale Price: $390,000📆 Days on Market: 4💵 Profit (before closing costs): ≈ $167,000This project is a perfect example of how creative vision, strategic upgrades, and professional staging can turn an overlooked property into a massive win.We didn’t just flip a house — we created opportunity, equity, and a story of success.

Perfected Lighting (This is #1 for a reason)Bad lighting makes even a good renovation feel cheap.I upgrade every room with:4–6 recessed LEDs (3000K or 4000K depending on vibe)Bright vanity lightsA clean, modern dining chandelierBright homes photograph better, show better, and feel newer.2.

I wish I knew a perfect answer on how to regulate this. 

You can’t time the real estate market.Not perfectly.

The goal is speed + recycling capital, not hitting a “perfect product” on Day 1.A house doesn’t need to be fully modernized to get a strong appraisal, especially if structural, mechanical, and cosmetic basics are already improved.3.

Their internal financing structure is THEIR battle — not yoursThey have:private notesassumed loanscarryback termsinternal allocation of rent toward debt paydownYou, as the PM, are NOT the loan servicer.You are NOT the referee.You cannot adjudicate how debt paydown should be applied.Your job is:collect rentmaintain ledgersfollow state lawmanage tenantsdistribute funds per the agreementNOT mediate investor disputes.Your message to them should be:“We can manage the properties once you resolve your internal dispute and both sign identical agreements outlining ownership, authority, and rent distribution.”Perfect.

Very rare to find a "perfect" BRRRR nowadays.