Hey Thomas, I can tell you as a private lender and somebody that has done a lot of fixing flips along with wholesale, 65% loan to value all in should be your target.

Some continuing claims may also be rolling off as benefit eligibility expires.Bottom line: the labor market isn’t strengthening dramatically, but it’s stable enough to support housing demand without forcing the Fed into aggressive moves.What to Watch This WeekJobs data takes center stage:Job openings & ADP private payrolls (Wednesday)Weekly jobless claims (Thursday)Full employment report + delayed construction data (Friday)These releases will help shape expectations for rates, buyer confidence, and early-year activity.Technical Snapshot (For the Rate Watchers)Mortgage bonds closed near the lower end of their recent range, while the 10-year Treasury yield finished just below 4.20% resistance.

Feel free to shoot me a private message if you want to chat!

Some think it's best to use self directed retirement accounts to do private lending and to own real estate personally for tax benefits but owning a rental or two in your Roth account can be pretty sweet. 

Ask Kmart and Sears how that worked out.One of the real advantages of private lending is the freedom to develop unique loan criteria.

We've done about 8 flips, bought on the foreclosure market, off the MLS, from wholesalers, private sellers, etc... so know a 'little about a lot!"

Full gut rehabs are the bread and butter for most private/hard money lenders, @Adrienne Hardy, and not reason for any lender to ignore your call.

During our private calls, we been hearing more and more about increased NPLs of SF notes. 

If anyone here actively manages vendors and routine servicing and is open to blunt feedback testing, I’m happy to share access privately.

So, in a practical sense, "it ain't happening" unless you use an unsophisticated private lender.