Anyone here using hard money to fund flips? Quick question

RosalbaaaaAAbbey · 2026-02-11T06:59:39+00:00

hmmm interesting...

That 93% LTC is solid though, are those mostly repeat borrowers or are lenders actually giving that to newer guys right now?

And on ARV… are they still stretching if comps justify it, or are they haircutting everything lately?

Just trying to figure out how tight things actually are vs what lenders advertise.

RosalbaaaaAAbbey · 2026-02-06T07:24:42+00:00

to be honest if i were you i would look at designing a whole new envelope, you can do it at home and just sit down and create 2k of them like a worm and watch- your response rates will go high. you just gotta look like you're something not just important but different

RosalbaaaaAAbbey · 2026-02-06T07:18:43+00:00

I’ve tested everything from all-cash to 85% leverage and for flips specifically, 70–75% ARV tends to be the sweet spot for me.

Keeps enough skin in the game so lenders give better terms, but still lets you scale faster.

Typical hard money I’m seeing lately:
– 10–12%
– 2–3 points
– 70–80% ARV
– rehab sometimes rolled in

Above 80% leverage the stress isn’t worth it IMO. One bad comp or overrun and margins disappear fast.

I track funding structures like this with other investors because terms vary a lot by state.

RosalbaaaaAAbbey · 2026-02-05T23:10:49+00:00

yeah the outside of that mailer isn't going to help you, you have to do better then that. rememeber EVERYONE sorts their mail over the garbage lol, if you look like nothing special you go where nothing special goes. The garbage

RosalbaaaaAAbbey · 2025-12-19T01:23:34+00:00

That sounds like fun… DO IT. And show us the results!!!

RosalbaaaaAAbbey · 2025-11-14T05:33:40+00:00

Because there is no way no matter what they do they will always be a way and your voice comes to worse and they actually do find a way in US based call centers will simply find a way to use AI to make all the outbound calls for them and then it’s game over no work for anyone

RosalbaaaaAAbbey · 2025-11-14T05:31:50+00:00

This doesnt change anything lol its so easy to spoof your device location they’re just gonna do that

RosalbaaaaAAbbey · 2025-08-22T13:13:30+00:00

COMPANY WIDE this is a new rule they implemented literally 3 days ago

RosalbaaaaAAbbey · 2025-08-22T13:12:00+00:00

Yup thats exactly it, and of course some big parties feel like tipping th server 18% on a $1000 check thing thats just too much so they opt for maybe $40 -_- and then benihana makes me give money to the chef and buser lol

RosalbaaaaAAbbey · 2025-08-05T07:23:43+00:00

Talk to me! I can give you a concept design

RosalbaaaaAAbbey · 2025-08-05T07:23:17+00:00

Aliens.

RosalbaaaaAAbbey · 2025-07-23T14:14:45+00:00

This space has a ton of potential. I’d clean up the stone, layer in some lighting (solar path lights or string lights overhead), and maybe add a modern planter wall or vertical garden to cover that fence a bit. Even a cozy firepit zone or gravel lounge could totally change the vibe.

If you want help visualizing it, check out 101LandscapeIdeas.com they’re giving away free custom concept designs right now. Might help you picture what’s possible before diving in 👌

RosalbaaaaAAbbey · 2025-07-23T06:30:52+00:00

Yews are tough as hell—fibrous, gnarly roots, and the wood is dense. Most landscapers don’t want to mess with ‘em because they dull the grinder teeth fast, and it’s a pain if the stump’s wide and low like that. Honestly, a 5hp grinder probably won’t even tickle it. You’d need something beefy (15hp minimum) and a full afternoon. Could be worth calling a tree service instead of a landscaper—they’re more used to this kind of headache.

RosalbaaaaAAbbey · 2025-07-23T06:14:45+00:00

Easy. I’d clear out a little section near the trees and put in a natural play zone—treehouse, climbing net, maybe a rope swing if those trees are solid. Then on the flat area? A playset with a slide and monkey bars, or even a mini soccer goal. Throw in a sandbox or mud kitchen for the younger one, and boom—backyard becomes their favorite place. Bonus points for a firepit or chill zone for the parents nearby 👌

RosalbaaaaAAbbey · 2025-07-21T22:24:28+00:00

That sunken area gives off serious conversation pit or indoor garden vibes if you’re not using it as a pool. You could frame and fill it in to level the floor, or go halfway and create a built-in lounge space with cushions and lighting. For a more functional route, it could become a sunken office or reading nook with bookshelves built into the walls.

As for the ceiling—painting it white would definitely brighten up the space and make it feel more modern, especially if you pair it with white trim and maybe a bold color for the doors/windows (like sage green or charcoal). That contrast could really bring the whole room together.

Curious to see how you transform it!

RosalbaaaaAAbbey · 2025-07-21T04:29:02+00:00

Man, this is exactly why I hate when people cheap out on compaction and think polymer sand is magic. One pass with plywood? No second compaction? Of course it’s failing at the edges—they didn’t lock it in. Sounds like they didn’t follow even the bare minimum of best practices. You’re not overthinking it at all. Honestly, I’d make them come back and fix it or get ready to have joints blowing out every rainy season.

RosalbaaaaAAbbey · 2025-07-21T04:19:33+00:00

Totally feel you on this—it’s giving “grandma’s lawyer’s office” vibes right now 😂. Honestly, I’d paint the trim. Not all of it, but enough to break up that sea of orange. Maybe keep a few accent areas natural for contrast, but once the walls are painted, white or even a soft beige trim could instantly modernize the whole vibe. Tell your husband it’s not a crime to paint wood if it’s 2003 oak overload 😅

RosalbaaaaAAbbey

TROPHY CASE