- 3 Bed / 2 Bath | ~1,190 SF - Sitting on a massive 0.79-acre flat lot with killer views - Quiet cul-de-sac in a desirable pocket of Serra Mesa Deal Snapshot: - Asking: $899,000 OBO - Rehab Estimate: $125K - ARV: They’re calling it $1.2M - Close of Escrow: 14 days - EMD: $25K (non-refundable within 24 hrs) - Vacant at Close - Access by Appointment - Non-Contingent Offers Only Let me know if you want to connect directly with the wholesaler or run through the numbers together. Obviously, I’m hoping to fund the deal, so if you’ve gone through our super simple approval process (basically easier than ordering DoorDash), I’m happy to get you all the details. Funding’s lined up and ready when you are, just let me know how I can help.

🏴‍☠️ Welcome to Don’t Buy Real Estate - the community built for people who don’t just blindly follow traditional advice. We’re here to: 🏚 Find off-market deals. 🤝 Partner up on JV opportunities. 💼 Help agents and investors grow smart, profitable businesses. 💸 And build a machine that generates monthly revenue together. First order of business👇 COMMENT BELOW with: - Your name + location - Wholesale, Agent, lender or ???? List them all. - Your #1 goal in real estate right now - One tip, strategy, or lesson you've learned that others here can benefit from. (keep it simple) - Your instagram handle This is not a group where people flex. It's a place where we share, collaborate, and win - as a crew. If you're inactive for more than 14 days or seem to be here to just get views on your social media - you'll be kicked. We actually want people who give a shit about making money and helping others. ⚡Pro Tip: If you want traction here, start by adding value on other intros too. Ask a question. Offer insight. Share a win. Help someone move forward.

Alright guys, I’m tightening up my buy box. I went way too broad with it, and honestly, it ended up hurting me more than helping. So here’s my new approach: no more than I say yes. There are plenty of deals out there, so there’s no rush. If you want to work with me, make sure to: - Run your construction numbers by your contractor three times. Don’t skip this. - Get a good walk-through video or walk the property yourself. - Run comps and then have someone else (maybe an agent) double-check them. - Remember, I’m doing 1-12 deals a year. I’ve got time to slow down, really run numbers, and understand what I’m buying. - Don’t let anyone rush you into buying homes. Take your time! My goal next year is to flip 30 homes. This checklist will help me focus on buying what’s right for me. But just because it's not in my buy box doesn’t mean I won’t buy it. Honestly, more deals will be outside my box than in it, but this will just help me make faster decisions when something fits. So, keep sending me deals from anywhere in the USA, especially San Diego. Deals here will have more wiggle room. Use this template to create your own buy box Let’s go!

When you’re chatting with a hard money lender, you’ll want to go beyond just asking about rates and points. This is what I’d ask on the first call: 1. Are They Truly Direct? - Are you a direct lender, or do you have to go through a third party? Some lenders say they’re direct but still need third-party approval to resell the loan, which can add delays and limit flexibility. 2. Experience Requirements - What level of experience do you need, and what do they count as experience? Some lenders consider a “completed project” to mean a property you’ve rehabbed and then either sold or refinanced. Get clear on their experience requirements. 3. Minimum Credit Score - What’s the minimum credit score they need? Knowing their credit score expectations up front is always helpful. If your score is lower than average expect the LTV's to drop accordingly. 4. Loan-to-Value (LTV) and After Repair Value (ARV) Caps - What’s the cap on the After Repair Value (ARV)? Some lenders advertise 90% LTV, but if the combined purchase and rehab costs go beyond the ARV cap, you might need to bring in more cash to keep the loan within limits. 5. How Does the Draw Process Work? - What’s the process to pull funds for rehab, and how long does it take to get reimbursed? A quick, easy draw process can make a big difference in staying on schedule. 6. Loan Term and Extension Fees - How long is the term, and what do extension fees look like? Some lenders offer shorter terms, like six months, which could lead to extension fees stacking up if you hit any delays. 7. Prepayment Penalties - Is there a penalty for paying off the loan early? Look out for phrases like “minimum interest collected” instead of “prepayment penalty,” as it may mean you’re paying a certain amount of interest no matter how early you pay off the loan. 8. All the Extra Fees - What are your draw fees, processing fees, and other random charges? Ask about anything that might come up beyond just the rate and points. Extra fees for draws, legal stuff, or processing can really add up, so it’s good to get the full picture.

Thank you to everyone who attended my hard money loan zoom! We had an amazing session focused on how to secure financing for fix-and-flip projects and ground-up construction. Here's a quick overview of what we covered: 🔑 Fix-and-Flip Financing: - Identifying the right lenders - Understanding loan terms and conditions - Preparing a compelling project proposal 🏗️ Ground-Up Building Financing: - Budgeting for construction costs - Navigating the draw schedule - Collaborating effectively with contractors The engagement and discussions were incredible! I hope you left feeling inspired and ready to tackle your next real estate project. Here is an easy formula to calculate a hard money loan amount. Loan Amount = min of 80% of Purchase Price + 100% Renovation Cost or 70% of ARV. Explanation: - 80% of Purchase Price: This is the maximum percentage of the purchase price that can be funded. - 100% of Renovation Cost: The full renovation cost can be funded. - 70% of ARV: The total loan amount must not exceed 70% of the After Repair Value (ARV). Steps: 1. Multiply the purchase price by 0.80. 2. Add the renovation cost to that value. 3. Calculate 70% of the ARV. 4. The loan amount will be the smaller value between step 2 and step 3. Most people ask me “well, what if the loan amount exceeds 70% of the ARV? If the loan amount exceeds 70% of the After Repair Value (ARV), the lender would typically reduce the loan amount to ensure it stays within the 70% ARV limit. This means the borrower would need to either: 1. Bring Additional Cash: The borrower would need to contribute more of their own funds to cover the gap between the loan amount and the total project cost. 2. Adjust the Loan Request: The lender may only approve a loan up to 70% of the ARV, so the borrower might need to adjust the scope of the project or find alternative financing for the excess. (Depending on the lender it may be difficult to reduce the budget for the Scope of Work so make sure that is dialed in.)