RV park refi. Borrower had around $200K of their own money in it, a hard money loan sitting at $140K, and they were looking for $465K to take the park from where it was to where it could be. Experienced team. Real plan. We still couldn't place it. The problem wasn't the borrower. Wasn't even the asset really. The numbers only worked if you underwrote the future. Lenders don't do that. They look at what's in front of them today, and today this park couldn't support that loan amount. So we passed. This happens more than people realize. The deal makes sense. The borrower knows what they're doing. But the asset isn't there yet and no lender is going to bridge that gap on a proforma. Not a no forever. Just not yet. If you've got a deal and want a straight answer on whether it's placeable right now, my inbox is open.

Since April 2025, we've helped investors fund $5.6M in real estate across 31 properties.

I had someone reach out about a lending opportunity in OR. These were the stats she gave me: Purchase Price: 385,000 Rehab: 17,000 -80,000 ARV: 550,000-570,000 Total Spread: 570,000 - 17,000 - 385,000 = 168,000 It looked good, but I had to decline...because there was no buffer, she's taking the high end of ARV and low end on the rehab. Costs to sell were not included, nor were there carrying costs for the life of the rehab. Updated Numbers: PP: 385,000 Rehab: 80,000 Buffer: 16,000 ARV: 550,000 Carrying Costs: 23,500 Cost to sell: 55,000 Total Spread: -9,500 This was a no go.

Solo 401(k) considerations The group covered when a Solo 401(k) makes sense, including self employment income requirements, compliance rules, and administrative responsibilities. A real example showed how plans can be unintentionally disqualified if details are overlooked. Health and recovery realities There was an open discussion around recovery after a serious health event, focusing on medication management, nutrient interactions, and the need for consistent monitoring with complex medical situations. Accounts receivable backed lending The conversation explored short term loans secured by accounts receivable and how they differ from real estate backed lending. Topics included borrower quality, verification of receivables, risk controls, and where this type of lending may or may not fit. Business acquisition paths Different strategies for acquiring service based businesses were discussed, including improving underperforming companies versus building a broader portfolio. The emphasis was on being clear about strategy and not overcomplicating early decisions. Simplifying under pressure A real scenario highlighted the risks of juggling too many deals at once. The group focused on narrowing scope, stabilizing cash flow, and simplifying efforts during high stress periods. Connections and introductions Several points in the discussion led to potential introductions between members, reinforcing that these calls are not just educational but also a place where relevant connections are made. Overall takeaway The recurring theme was focus, risk awareness, and thoughtful decision making, combined with practical peer support and relationship building.

Here's the PML Coffee Break. February 10 Recap Good conversation during this week’s PML Coffee Break. Sharing a quick recap for anyone who could not make it. Self Directed IRAs and 401(k)s We talked through the real world pros and cons of using self directed retirement accounts for real estate. That included reporting requirements, when loans are allowed, and how people think about flexibility and tax considerations when these accounts are used correctly. Property Management Challenges and Best Practices Several people shared experiences with property managers. Everything from poor communication to lack of oversight. A common theme was the importance of staying involved, conducting regular inspections, and setting clear expectations rather than assuming someone else will care for your asset the way you do. Regulatory Considerations Around Capital Conversations We discussed how nuanced securities regulations can be and why being thoughtful about public communication matters. It was a good reminder that education and compliance need to go hand in hand. Exploring Business Acquisitions I shared that I am spending more time exploring business acquisitions as an alternative path. We talked through how I am approaching research and the value of learning from people who focus specifically on buying and operating businesses. Underwriting Multifamily Deals Kia shared her approach to evaluating multifamily opportunities, with an emphasis on conservative underwriting, understanding cash flow assumptions, and leaning on education and community before moving forward. We host these PML Coffee Breaks every week at 11 AM Eastern. It’s an informal conversation and mostly just people comparing notes and sharing what they’re seeing. If sitting in on a future conversation would be helpful, feel free to reach out.