In Episode 9 of Flip the Script, Deba Douglas and Jarret Sandler dive deep into one of the most misunderstood tools in real estate investing: hard money.
After catching up on speaking engagements, charity events, and travel chaos, the crew breaks down:
🔥 What You’ll Learn in This Episode
- Why hard money is not a last-resort option — it’s a scaling vehicle
- How investors use speed (4–6 day closings!) to win deals in competitive markets
- Why interest rates are just a line item, not a barrier
- How 100% financing and strong reserves give investors breathing room
- The rookie mistakes first-time investors make when they look at points & rates
- Why “using other people’s money” is the backbone of portfolio growth
- Deba’s take on flips vs. rentals when choosing one-story vs. two-story properties
- How comps, flow, and market conditions dictate smart investing decisions
💬 Favorite Quotes
“Hard money isn’t the villain — it’s the vehicle. Use it right and it’ll take you where the banks never could.” “It’s not emotional — it’s just numbers.” “You don’t need a million dollars in the bank. You just need the right tool.”
📲 Connect with Deba
Instagram: @debaflipstexas
Facebook: Deba Douglas
