Imagine spending several hours, structuring a loan for your client that makes sense, all for the lender to go around you, use the information you gave them,  and not give you any credit or even touch-base with you and say "hey by the way, your client contacted us directly". 

One thing I would do is the foundation and the termite, check to see if you list it at market value if you can get someone to buy the place and disclose the issues and give them a credit or meet them in the middle or even 2/3s of the cost and you can save some money and maybe even get the deal to make some money. 

Curious what has worked for others in this position: Short-term private lenders to bridge 2–3 months, Hard money lenders that require very little cash to close, Using existing equity as cross-collateral, Business/personal lines of credit, Or simply waiting until the refi is done before buying againI am trying to keep momentum and stay on pace for 2–3 homes per year, without overextending.

Welcome to the group.As you embark on building and expanding your real estate portfolio, one of the most important steps you can take is establishing a strong, proactive asset protection strategy.Real estate investing offers great potential, but it also carries inherent risks, from lawsuits and liability claims to unforeseen creditor issues.

Treating them as “one applicant” without running both names is how you accidentally inherit someone with a surprise eviction, bad credit, or a criminal record.Run a full check on both — background + credit.Even if the spouse isn’t the income source, you still want to know who’s living there.

So your other move would be to close with the tenant still there and negotiate a credit or small price drop to cover the time you can’t move in.

While most banks won’t do a HELOC on a business-held property, there are ways investors access that equity without refinancing.Here are the main options to look into:Some lenders offer HELOC-style products specifically for LLC-held rentals.Look up: Commercial HELOC, Business Equity Line of Credit, or DSCR HELOC.Lenders to check: Kiavi, CoreVest, Lima One, Civic, Finance of America Commercial, and local credit unions.DSCR second Mortgage - This gives you cash-out without touching your 3% first mortgage.Ask lenders for: Business-Purpose Second or DSCR Second Mortgage.Because your property cash flows and your LLC is seasoned, you may qualify for a no-lien business LOC (Unsecured Business Line of Credit) through:Chase, BOA, PNC, BlueVine, Fundbox, or local business credit unions.A cross-collateral loan is another option. 

Real estate comes with legal and financial risks, from lawsuits to creditor claims.

If you find one, you can add the cost into rent or collect it as a flat monthly fee.Create a small, secure trash area - A fenced or enclosed spot near the top of the driveway can make things easier for tenants or haulers to manage.Consider small incentives for upkeep - I’ve seen owners give a small annual rent credit or gift card for tenants who consistently keep the exterior clean and manage trash properly.

Many successful flippers start with individual loans, then transition to a line of credit or capital partner once they have a few successful projects under their belt.Curious to hear how others here are structuring theirs — lines of credit, private money, or mix-and-match?