.📊 Government Shutdown Delays Key ReportsThe shutdown paused major data releases — including the Bureau of Labor Statistics (BLS) jobs report and weekly unemployment claims — both of which typically drive market movement.👉 Bottom line: The Fed’s October 29 meeting will happen with limited new data.

Owning land upfront boosts LTV, saving 10-20% down, but permit delays and 15% overruns on one build highlight the need for contingencies.LTC Ratios: 70-80% LTC, up to 95% LTV if land owned; one dev secured 80% on a $300k build.Holding/Closing Costs: Included in initial draws (up to 10% budget, ~$20-30k); a builder rolled $8k closing + 3 months holding into a $250k loan.Points: 1-2 upfront, minimal backend (1-3% total); a $400k spec home paid 1.5 points ($6k).Creative Structures: 80/20 JVs (8-12% pref, then 50/50 at 40% IRR) sold 16 duplexes; seller-financed land (10% down, 20-year note) saved on a $80k lot.

My main question is: with delayed financing, is it realistic for the appraisal to come in well above the purchase price?

You can achieve cash flow by minimizing leverage.  

A perfect example of how speed and strategy can create success without lengthy renovations or delays.

Ryan offered various reasons for the delays, including difficulties in obtaining permits, scheduling subcontractors, and obtaining supplies; even making allowances for these factors, we found the delays to be extraordinary.While we were pleased with some of the subcontractors (e.g., the roofers, the fireplace repair crew, and the carpet installers), there were numerous instances when Bildwise and its subcontractors did not complete tasks in a workmanlike manner.

Looking to schedule under delayed financing exception, from the lien being recorded, paying it off at closing, and the transaction mimics a cash purchase.Concerning the property transfer would be filed as form 709 (life time gift exception) from the current owner to me. 

And what’s the biggest delay you’ve faced? 

Delayed financing is only for cash purchases.

There is an occasional thread on BP where the vendor has a system crash of technical glitch and transfers are delayed.