SEND IT BEFORE YOU ARE IN CONTRACT.

Most operators call a lender after they are already in contract. It is the most expensive habit in this business.

Here is how it goes wrong.

You find the deal. You run your numbers against what you think a lender will do. You write the offer. Then you start shopping capital and find out your actual leverage is different from your assumption.

Now you have three bad options. Renegotiate and look shaky to the seller. Bring more cash than you planned and starve your next deal. Or walk and eat the earnest money.

All of it avoidable by making one call two weeks earlier.

The worst time to meet your lender is after you are in contract.

WE ARE ACTIVELY FUNDING RIGHT NOW

We have expanded our capital base heading into the fourth quarter and we are looking to put it to work in Arizona. If you have something live, something under LOI, or something you are just circling, send it.

THE BOX

• $100,000 to $2,500,000

• Fix-and-flip, new construction, bridge, acquisition

• Up to 90% of purchase, 100% of rehab, capped at 70% of after-repair value

• First position · 12-month term · no prepayment penalty · 12% and 1 point

• Commitment in 24 to 48 hours. Close in 7 to 10 days standard, as fast as 48 hours when a deal is on the clock. Draws funded in about 24 hours.

We lend our own money. There is no committee, no credit box in another state, and no one above me to ask. When we say yes, we close.

Yes, you can find cheaper money. On a $400,000 six-month project, a two-point rate difference is roughly $5,000. One slow draw, one blown closing date, one seller walking, any of those costs more. The rate is what you pay for money. Certainty is what you pay for sleep.

WHERE THE DESK SITS

$16.08 million funded in 2026 across 29 loans. 85 loans and $34.1 million since inception. 39% of our borrowers come back. Zero loans in default.

ONE THING TO STEAL

Before you write your next offer, head to borrowfrom42.com and run the Deal Analyzer to get an idea of what your numbers will look like.

If you want me to take a deeper look, send five things and get a real number back within a day:

• The address

• Purchase price

• Your rehab budget, even if it is rough

• Your ARV and the two comps behind it

• Your target timeline

No application. No credit pull. No commitment. You will know your actual leverage before you sign anything, which means you can write a stronger offer, or a faster one, because you are not guessing.

If you are an agent: your buyer who just got denied conventional financing is not a dead deal. Send them over. If you are a wholesaler or broker: if your end buyer needs capital to perform, that is a phone call, not a lost assignment. If you are a contractor: the projects that pay you on time are the ones that got funded correctly in the first place.

Send it to devon@weare42solutions.com or call 602-501-1174. If it is easier, just text me the address.

What are you looking at right now? Reply with the address or even just the zip code and I will tell you what I would lend on it.

P.S. The best time to talk to your lender is before you write the offer. Second best is today. Know someone circling a deal this month? Forward this.

Newsletter Edition #35