If you and the real estate don’t check those boxes don’t buy the real estate. 

We've definitely seen the pullback on the smaller side from traditional banks, especially for ground-up and reposition plays that don’t check the agency boxes.

Next step: define your buy box, price your rehab by trade with a 10–20% buffer, and underwrite three real listings to see which pencils.

Define your monthly number, then pick a buy box that reliably cash flows in 2–3 chosen markets.

@Marc Winter Great idea - love these types of ways that are outside the box and not often done. 

It’s understandable that not everyone can afford real estate that checks all these boxes.

I am still building my buy box, but I'm actively making an effort to learn.

To find real flippers and build a reliable team, lead with value and tight filters: define your flip box, then post and ask at local meetups, investor FB groups, and supply houses for intros to GCs, agents, and lenders who’ve closed multiple flips this year; run quick interviews, verify with photos, permits, and past HUDs, and start them on a small, time‑boxed task to test communication, updates, and workmanship before giving bigger scopes.

Focus on getting preapproved and then filtering out your buy box from there. 

CapEx), proper LLC/umbrella, disability/term life.Plan: lender-ready books, separate reserves per door, tax plan (depreciation, safe harbor, QBI).Grow: define buy box (cash-on-cash & DSCR gates), pipeline 2–3 markets, line of credit for speed.