I had a borrower come to me last week with a flip that wouldn't move. ​ $50K into rehab. Priced at $700K. Dropped it to $650K trying to get traction. ​ Meanwhile, he's bleeding hard money fees every month with no exit in sight. ​ He decided to refinance and keep the property as a rental to stop the bleeding. ​ Most flippers assume refinancing is straightforward once the rehab is done — especially if the appraisal comes in strong. ​ So they drop the price, wait for the right buyer, and plan to refi if it doesn't sell. ​ ☝️ What they DON’T know is that price drop just became the number their lender has to work with. ​ If your property is listed — or was listed in the last 6 months — a DSCR lender cannot use appraised value. They use the lowest list price on record. ​ So his math changed fast. ​ Property appraised at $700K. Loan at 75% LTV. He wanted $525K out. ​ But the lender had to base the loan on that $650K price drop. His actual loan came in at $487,500. ​ That's $37K less than he was counting on. ​ The fix: don’t drop and delist before you apply. ​ 👉 Most lenders need 6 months off market before they can ignore the list price history and go back to appraised value. ​ Know this before you cut the price. ​ If you're sitting on a flip that isn't moving and you're thinking about refinancing out, get off market first. ​ THEN start the conversation with your lender. ​ Timing this wrong is an expensive lesson. Hopefully this saves someone from learning it the hard way.

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Hi everyone. Have really been struggling with leads going cold just because the process gets disorganized recently. Also, over the last few months I've been trying to figure out how to fix all the scattered conversations, missed reminders, and weak follow-up, and I know a lot of people here have been too. Anyway, I was talking to ChatGPT and I think I've got it. Wanted to share it with you all in case it was helpful (should be less than $10/m): 1. Use one form or lead source as the main entry point for new leads. 2. Download each lead automatically into a Google Sheet or CRM. 3. Add an automatic reminder so nobody sits too long without a call, text, or email. I really hope this helps you 🙏 and happy to chat more if someone needs a walkthrough. Thank you!

A lot of deals don’t fall through because of bad leads —they fall through because of timing. Like… someone shows interest, fills a form, or texts…and the response comes hours later. By then, they’ve already talked to 2–3 other agents. Not blaming anyone — the workload is actually crazy in this space. Calls, site visits, follow-ups, paperwork… it stacks up fast. Just made me realize how much speed + consistency actually matter more than anything else here. Curious — how are you guys currently handling follow-ups? Manual, team-based, or some kind of system?

Hey everyone, super excited to be here. Wanted to jump in with something that's been on my mind, how are you all sourcing your leads? I know there are services to purchase leads but that can get a bit costly, anybody had luck with other approaches? I've had some friends mention doing your own lead sourcing from public records or web scraping but im still learning and didnt know how successful that may be. Curious if anyone else has had any luck with these alternative approaches. Any insight or feedback of your experiences would be much appreciated and I hope you're all having a great day for now!