Some say finding the deal is the battle… others say financing it fast enough is the challenge.A few trends I’m seeing:• More investors are buying lighter cosmetic flips• Private lending is replacing conventional financing• Rehab budgets are rising due to material cost increases• Speed is becoming the biggest competitive advantageFor the investors actively flipping — what’s the bottleneck for you right now?

.• 80% LTV — Only works when the rehab is tight and the ARV is rock solid.You can pull more cash out, but:– DSCR compresses fast– Cashflow can get thin– Appraisal risk becomes much higherMost investors only go this high on lighter rehabs or when the numbers are extremely predictable.In short:70% = safest,75% = most common,80% = possible but narrow.Always interested to see what other markets are trending, but these are the ranges that consistently work for BRRRR investors here.

Also align leverage to risk instead of one-size caps, and reward clean execution with lighter docs and quicker draws on the next deal.

Some investors love heavy rehabs for higher margins, others prefer quicker, lighter flips.What’s been your strategy lately — and how do you decide which projects to take on?

Tools like this help you stay organized on the participation side, so your CPA has clean documentation when they’re ready to run the numbers which usually makes those hourly bills a lot lighter.

There were other issues: parking was on the lighter side, access was right in right out on a boulevard style street. 

Also, lining up multiple lending options for the refinance is key so you’re not stuck if an appraisal comes in lighter than expected.

Hey everyone,I’ve been noticing more investors shifting toward lighter cosmetic rehabs instead of full gut flips this year — especially as labor costs and permit timelines stay unpredictable.Some markets (like the Midwest and Southeast) are seeing price rebounds on entry-level homes, so smaller updates and faster turns seem to be making more sense for some investors.Curious what you all are seeing:Are you adjusting your strategy toward smaller, faster rehabs?

If post‑refi cash flow still clears your buffer and the cash you pull lets you acquire another property that also cash flows, it’s worth it; if not, wait, raise rents, or refi lighter.

Lighter rehabs mean less risk with labor delays and price swings, plus you free up capital quicker for the next deal.