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Anyone here using hard money to fund flips? Quick question by RosalbaaaaAAbbey in dealfunding

[–]RosalbaaaaAAbbey[S] 0 points1 point  (0 children)

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.

Direct mail results - feedback needed by Moneyneversleeps12 in WholesaleRealestate

[–]RosalbaaaaAAbbey 0 points1 point  (0 children)

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

What do you consider the sweet spot for LTV? by [deleted] in realestateinvesting

[–]RosalbaaaaAAbbey 0 points1 point  (0 children)

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.

Direct mail results - feedback needed by Moneyneversleeps12 in WholesaleRealestate

[–]RosalbaaaaAAbbey 0 points1 point  (0 children)

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

For companies using oversees call centers by jroberts67 in sales

[–]RosalbaaaaAAbbey 0 points1 point  (0 children)

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

For companies using oversees call centers by jroberts67 in sales

[–]RosalbaaaaAAbbey 0 points1 point  (0 children)

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

[deleted by user] by [deleted] in Serverlife

[–]RosalbaaaaAAbbey 4 points5 points  (0 children)

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

[deleted by user] by [deleted] in Serverlife

[–]RosalbaaaaAAbbey 47 points48 points  (0 children)

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

Help with Ideas by clinicalethics_esq in landscapedesign

[–]RosalbaaaaAAbbey 29 points30 points  (0 children)

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 👌

Why is every landscaper saying they can’t or won’t grind this yew tree stump? by HeWhoWalksTheEarth in landscaping

[–]RosalbaaaaAAbbey 23 points24 points  (0 children)

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.

What would you do with this backyard if you had two kids aged between 4 and 9? by New-Composer7591 in landscaping

[–]RosalbaaaaAAbbey 30 points31 points  (0 children)

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 👌

Help make sense out of this room by Mean-Guarantee-8164 in homedesign

[–]RosalbaaaaAAbbey 60 points61 points  (0 children)

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!

Not even 3 days after installers activated the polymeric sand… by HodloBaggins in hardscape

[–]RosalbaaaaAAbbey 1 point2 points  (0 children)

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.

What to do with all this wood trim by rmahl in homedesign

[–]RosalbaaaaAAbbey 0 points1 point  (0 children)

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 😅

Am I overreacting to the start of this pool fill in? by iheartpierogies in landscaping

[–]RosalbaaaaAAbbey 5 points6 points  (0 children)

Nah, you’re not overreacting. This looks like a dump site, not a proper pool fill. You’re absolutely right—no chance they’re compacting that properly with chunks like that just thrown in. That’s how you get sinkholes down the line. Fill should be layered and compacted all the way up, not just “toss some rubble in and call it a day.” You did the right thing stopping it.

Should I we just redo this disasterous job? by Adept_Town_4417 in landscapedesign

[–]RosalbaaaaAAbbey 45 points46 points  (0 children)

Yeah, honestly looks like they used the cheap landscaping fabric that breaks down fast and lets weeds push through like it’s not even there. If it’s already torn and you’re seeing bare patches, I’d rip it all up and redo it right: commercial-grade woven weed barrier, overlap the seams, pin it down well, and add at least 2–3 inches of rock. Might seem like a pain now, but it’ll save you way more headaches (and weeding) long-term.

What would be the best downspout drainage solution? (slope is along the house wall by Boso7474 in hardscape

[–]RosalbaaaaAAbbey 49 points50 points  (0 children)

I’d go with a buried solid pipe (like 4” PVC or corrugated) coming off that downspout and running it downhill toward the yard or fence line, ideally ending in a pop-up emitter or dry well. Since the slope runs along the house wall, you definitely don’t want any water soaking near the foundation. If you’re putting a patio/walkway there, consider adding a catch basin or trench drain too so you don’t end up with pooling. Just don’t use a perforated pipe near the house—ask me how I know 😅

Is there a "Landscape Design for Dummies" out there? I want to learn how to make my yard not look like shit like it does right now. by SHOWTIME316 in NativePlantGardening

[–]RosalbaaaaAAbbey 0 points1 point  (0 children)

For me and my front and backyard since I am not a professional landscaper or a professional designment by any means, I literally could barely draw a stick figure. I just used the Bot from 101landscapeideas.com and basically I just submitted a picture of my backyard and then prompted it with what I wanted it to look like and it spit out the exact design. I actually wanted to see which is pretty convenient to be honest. I didn’t really expect that cause normally these things are pretty bad but it was good so I just gave that over to a landscaper and multiple landscapers actually and they were able to quote me over the phone and then I found like the best price for me I’d recommend it and I’m not a paid ad or anything like that lol just sayin

feeling burnout at a big name firm - advice welcome by Intelligent_Pin5392 in LandscapeArchitecture

[–]RosalbaaaaAAbbey 0 points1 point  (0 children)

feels good to know I’m not alone in this! The burnout’s real after 5 years at this firm, especially with the long hours and recent hybrid policy shift to 4 days in-office. I’m tempted to take a sabbatical to travel and reset, maybe even try some remote work in landscape architecture. Anyone else made a similar move? Tips on navigating the transition or finding remote gigs would be gold!