FundToBuy

We are a private money capital provider with the primary goal of allowing our investor clients to build, rehab, and design better housing in our communities.

@ThinkAppraiser Bought my home in Huntington 2019, $680k Owe 420k Worth $1.4m Can you appraise it please? lol Off Newland and PCH

My friend bought a house in Carlsbad in 2018 for $1,615,000 I just checked the zestimate today $2,805,000 He made $1.2M in 8 years owning his home Houses are good investments imo

@Jacob_Naviaux @oside_debt_guy I’ve found if you’re niche and local, the leverage and terms don’t need to be as competitive IF you’re able to provide more of a “partnership” with the investor. Even here in CA, I walk every project with my clients. Goes a long way..

@FundToBuy @oside_debt_guy Those are some great terms for no experience. Wild how competitive it’s gotten. I lend to experienced borrowers here in Atlanta at this below 90% no rehab max 75% LTARV 11% 1.75 points 4-mo term

Here’s what hard money typically looks like for a brand new flipper today: 85%–90% LTC (loan-to-cost) Up to 70% LTV (loan-to-value) Costs: • 3 points at closing • 12% interest (monthly interest-only payments) • $1k–$1.5k misc fees • 12-month term Example using numbers: Price: $200,000 Rehab: $100,000 ARV: $375,000 85% LTC = $255,000 70% LTV = $262,500 Take the lesser → $255,000 loan $100,000 goes to rehab escrow (drawn as work is completed) $155,000 goes toward the $200,000 purchase Cash to Close: • $45,000 down payment • $7,650 origination • $1,500 misc fees • Prepaid interest • 12-month insurance policy • Title/closing costs You’ll be roughly $60k–$65k into the deal at closing. That’s how someone with ~$75k saved can realistically get into their first flip.

10 flips in the past 36 months? 100% Purchase LTV 100% Rehab LTV Maxed at 75% of ARLTV No liquidity requirement. Your cash to close would only be escrow fees, title fees, insurance, and 2 points origination. Closed 2 of these already.

@oside_debt_guy @Jacob_Naviaux Yup. This is exactly right. We go like this: Rookies (0-5 in past 36 months) 90/100 maxed at 75% ARLTV 10.49% Rate 2pts Orig Experienced (5+ in past 36 months) 95/100 maxes at 75% ARLTV 9.69% Rate 1-2pts

@Jacob_Naviaux Some out there will push 75% ARV. If you are direct to the lender, in CA, origination will be sub 2%, interest rate in the 9's and 10's. Hitting over 3% and close to 12%, chances are the referring broker is adding a fee and possibly a YSP on the rate.

@spencerr110 @CJtheLender Won’t let me Email: amin@fundtobuy.com

@FundToBuy @CJtheLender Dm me

8.5% for 5+ experienced flippers. 9% if you're building your track record. Either way, we can close in 7-10 days if you need it.

@spencerr110 @CJtheLender 9.69% 1.5-2pts

@FundToBuy @CJtheLender What rates ? What’s the points ?

@spencerr110 @CJtheLender I can go 100/100 if 10+ flips in past 36 months.

@CJtheLender Do you offer 100% of purchase and rehab? If not, any deferred interest if the deal permits? Whats the minimum spread? What’s the term length? Any draw fees?

Encino just funded! 95% Purchase LTV 100% Rehab Funded 9.69% 1.5pts 7th deal with this investor over the past 10 months 👍🏼

Knew this would happen.. glad to see a ceasefire and hopefully a final end to the war. My USO $125P 4/17 are going to go brrrrrrrr tomorrow 🫡

@oside_debt_guy We limit the spread ( unless double close) the lesser of $50k or 5% of purchase price. In Cali it’s usually the $50k that becomes an issue. Always disclose our fees as lender. Rather talk through it up front than be sneaky. Here for the long game…

@FundToBuy Just waiting for someone to ask you, "but as a lender, why would you ever disclose your fee?"

Shawn definitely speaks his mind. We have seen some deals so extreme the Escrow didn't even want to handle the closing.

@NickMaccini Jan Feb was amazing. March sucked. April already amazing

Didn’t end Q1 where I wanted - but Q2 stats today!!! Lots in escrow to close this month. Lot of hot leads in the pipeline. Let’s go 🔥🔥🔥🔥

@ThinkAppraiser $1.19M vs 1.29M Asked for revision. Appraiser gave us 1.25M

What’s the most you’ve ever appraised a property below the contract price?

@shawngorham @SunShakSunday We go up to 95/100.. mid 9s/1.5pts If leverage is important, it’s a good play

@SunShakSunday A private guy is my fav - 10% no points, no fees, 12 months. Honestly in So Cal they are all pretty close - 1 point, $1000 in junk fees, 9-10%. I dont really care about the rate... I hold 4 months

Here are the numbers on 3 flips I have going or sold in Q1 - will you get rich? No. But do this 6-9 times a year, sprinkle in a couple that make $100k and its a $400k - $500k a year income Would it be worth it to you?

@SunShakSunday Interested!

I'm thinking about building an Expedia for Hard Money Loans so real estate investors can easily find the best leverage for their next deal Already have an MVP I'm embarrassed to ship Who wants to test it & give me feedback? Comment 🙋‍♂️ below so I can DM you

Pipeline going into April: 2 GUC in Nola 4/10 close 1 RTL Encino 4/3 close 1 RTL Porter Ranch 4/16 close Couple other prospects in processing Excited about a GUC in West LA courtesy of @connorclift35

I feel like when people say the real estate market is “ crashing” they should clarify. Not in infill SoCal, not in desirable areas. Yes, maybe in the boonies and tertiary markets.. but in SoCal we are still hot. Buying my home in HB in 2019 was the best decision I made.

@connorclift35 Literally impossible to lose.. Boy math

@FundToBuy 1% fee per LTC, can’t lose

Believe what you want, but allocation of credit from institutions will be trimmed this year. Valuations, secondary valuations, credit processes, and underwriting are falling under intense scrutiny in secondary. A lot of bad paper out there. Who is a real lender and who is not will come to the surface quickly when allocations are adjusted accordingly.

Getting around 140-170 leads per month since November. Very busy with 3-4 deals per month from my serial flippers. Have started selling 80-100 of the leads per month for $75 each. DSCR leads only.. 2nd month doing this. Feedback: - conversation rate 44% - close rate 7.5%