Funding Your Next Deal with Other People’s Money

Not your typical loan discussion

The room was full, the energy was high, and – if I’m being honest – I think most of us left thinking, “Okay… I really need to rethink how I’ve been funding my deals.”

Our Funding Your Next Deal with Other People’s Money class wrapped up yesterday, and it delivered on exactly what we hoped: real talk, from real lenders, about real strategies that investors are using right now to get deals done without tying up all of their own capital.

We had a solid panel. Nicole LeBeouf with AMP Lending broke down hard-money to permanent financing conversions that make sense for short and long-term rental strategies. David Hoke from Red Door Funding covered the nuts and bolts of hard money lending – what it’s good for, when it’s worth it, and how to avoid common missteps. Michael Harrington with Cross Country Mortgage shared an amazing new way to convert multiple single-family properties into a single multi-family property and house hack it. And then there was Greggory Tran, a private lender and real estate agent with Keller Williams Southwest in Austin, who added some straight-up investor perspective to the mix.

What stood out? Maybe it was how accessible some of these tools actually are. There’s this assumption that “other people’s money” is either risky or reserved for big-time pros. But that’s not what we heard. We heard how savvy investors – regular people, really – are creatively funding flips, short-term rentals, and BRRRR deals without burning through their own savings.

They also went beyond the usual loan types and offered insight into relationship-building with lenders, how to prep your deals for better approvals, and what to expect when trying to scale. Because this wasn’t just about funding one deal – it was about setting up systems to fund many, over time. The class gave us a lot to think about. If you missed it, I’ll share a few of the biggest takeaways below.

Watch a recording of the panel here:

Here’s a quick summary:

Let’s be honest—real estate investing can feel overwhelming, especially when it comes to financing. That’s exactly why we hosted Funding Your Next Deal with Other People’s Money – a panel built to demystify the funding side of real estate deals. Whether you’re looking to flip your first property, expand your rental portfolio, or just finally understand how hard money loans actually work, this event was designed with you in mind.

We brought together four voices from across the funding spectrum – Nicole LeBeouf (AMP Lending), David Hoke (Red Door Funding), Michael Harrington (Cross Country Mortgage), and Greggory Tran (a private lender and fellow KW agent from Austin). Each shared stories, strategies, and lessons learned from funding deals all across Texas. But what made the class really work? It wasn’t just technical – it was personal. Everyone on stage had been there as an investor. That kind of first-hand experience made this feel less like a presentation and more like a conversation with friends who’ve already walked the path.

The Lenders’ Backgrounds

Each panelist opened up with a bit about how they got into the game. Nicole bought her first house at 22 and her first investment at 24. Michael used down payment assistance to buy his first home at 19. David has been with Red Door for 15 years and currently has multiple active projects. And Gregg? He hit what he calls “FU status” (that’s Freedom Unlimited, for the record) last year and now helps other agents achieve the same.

The common thread: they didn’t just study this stuff – they’ve lived it. They know the hurdles, the mistakes, and the moments when you ask yourself if you’re crazy for doing this. And that made everything they shared land with just a little more weight.

What Makes a Great Investor (From a Lender’s POV)

Every lender had a different lens, but a few themes emerged. A great investor is coachable. They listen. They come prepared, but they’re not afraid to ask questions. They’re also clear about their goals—whether it’s flipping for quick profit, building long-term rentals, or creatively stacking properties to scale.

Gregg emphasized how satisfying it is to work with agents who are stepping into the investor role for the first time. David looks for borrowers who are already thinking about permanent financing from the start. Michael shared that he loves working with busy professionals – engineers, doctors, lawyers – who respect what agents bring to the table and don’t want to do the legwork themselves.

Where Investors Go Wrong

Overestimating after-repair value (ARV) was the biggest red flag called out by the panel. In today’s market, assuming a best-case sales price can be risky. Gregg pointed out that in slower markets, that busy street or awkward layout does matter again. Conservative estimates are safer.

Contractor issues were another sticking point. David stressed the importance of vetting your contractor and never paying too much up front. Several panelists mentioned seeing investors stumble because they skipped steps, rushed in without a plan, or let emotion override the numbers.

Creative Deal Structuring and Loan Products

Hard money loans. DSCR loans. Cross-collateralization. The panel didn’t hold back. Michael shared how even high-income clients sometimes make poor decisions simply due to lack of access to strategic funding options. Nicole discussed how AMP Lending works hand-in-hand with Red Door to create seamless transitions from hard money to long-term financing.

David explained how Red Door funds up to 100% of the purchase, repairs, and even closing costs – as long as it fits within 75% of the ARV. In other words, yes, zero money down deals are possible if the deal is good enough. And Gregg brought in the private lending angle, often structuring flexible terms that bank lenders simply can’t.

DSCR Loans, Multifamily, and LLCs

DSCR (Debt-Service Coverage Ratio) loans were a hot topic. These are especially useful for self-employed borrowers, or those wanting to buy under an LLC. Since DSCR loans focus on the property’s income potential, not the borrower’s W-2 income, they open the door for many would-be investors.

Michael noted you can even house hack a fourplex with as little as 5% down. Nicole added that she coaches clients to consider backup strategies – like turning a flip into a rental if needed. Everyone agreed: flexibility is key.

Advice for New Investors

The advice here was simple, but powerful:

• Get preapproved before you find a deal.
• Learn how to calculate your numbers: ARV, repair budget, rental comps.
• Surround yourself with experience – a good lender, a knowledgeable agent, a vetted contractor.
• And most of all, just get started. You don’t need to be perfect. You need to take action.

Final Thoughts

The takeaway? Access to funding is not the barrier most people think it is. The real barrier is not knowing where to start. The goal of this class was to break that down. To show what’s possible when you stop trying to do it all with your own money, and start thinking like an investor. So if you missed the panel, don’t worry – we recorded it. And if you’re thinking about taking that first step toward investing, reach out. We’ll walk through it together. Because you don’t have to do this alone. You just have to do it smart.