Alanna Avalone – Private Lender

2025, Issue No. 5

Quote of the Day

You don’t have to get it perfect, you just have to get it going.

— Barbara Corcoran

Letter to the Investors

Dear Investors,

That quote’s been living in my head lately, because so much of what we do in this business is about starting before it’s perfect. Before the market is ideal. Before we have it all figured out.

Barbara Corcoran said that, and it couldn’t be more true, especially right now.

I’ve been thinking about what it means to build, not just buy, not just flip, but to create something worth holding.

With flip margins getting thinner, whether on rehabs or new construction, more investors are choosing to keep the asset and rent it out. And it makes sense. Holding gives you options. Stability. Leverage to grow again.

We’ve spent the last four weeks talking about DSCR and stabilized bridge loans. Now, we’re going deeper into new construction lending, ground-up rental strategy, and how investors are creating inventory while others wait.

This season feels like a shift. Not away from movement, but toward more meaningful moves. Building rental inventory. Building cash flow. Building long-term equity instead of short-term wins.

We don’t have to build perfectly. But we do have to build on purpose.

This weekly newsletter is my personal take on the market, through the lens of an experienced real estate professional who still believes in building one deal at a time.

Keep investing. Build beyond!

Have a great start off to your week.

Alanna Avalone – Private Lender

Investor Corner: Build What You Can’t Find

Inventory is tight. Margins are thinner. And the best rental deals? They’re not always listed.

That’s why the smartest investors aren’t just buying, they’re building.

From infill lots to backyard splits to full-on duplex developments, build-to-rent is more than a trend.

It’s a strategy.

When you build, you control more than just the price.

You control the timeline, the floor plan, the rental comps, and the equity you walk into.

And when the project’s done? You refinance, pull cash out, and repeat.

This isn’t about chasing the next flip.

It’s about designing cash flow and long-term ownership, deal by deal.

If you’ve been waiting for the right property to appear, maybe it’s time to build it.

Capital Markets Insight – May 2025

Where money is flowing, what lenders are favoring, and how to position your next deal.

Capital is still cautious, but it’s clearly moving in one direction: toward builders with a plan.

Across the private lending space, we’re seeing strong appetite for ground-up rental construction in the sub-$5MM range, especially when projects are well underwritten, exit strategies are defined, and investors come to the table with clarity.

Institutional money is chasing large-scale developments, but we, private and non-bank lenders are dominating the small-balance space. These deals are faster, less bureaucratic, and offer better short-term returns for us, lenders.

The shift is subtle, but it matters:

Lenders aren’t just chasing stabilized properties anymore. They’re backing intentional creation, build-to-rent projects that serve real demand and offer strong rental comps.

What capital is favoring right now:

• Builders who treat their projects like a business, not a bet
• Plans that end with leased units and refi-ready structures
• Reasonable loan-to-costs, real budgets, and realistic timelines

This is not 2021’s free capital environment.

But smart capital is still ready to move, for borrowers who move smart.

Deal Spotlight: Flip, Then Hold – 4Plex in Akron, OH

An investor picked up a distressed 4-unit property in Akron last year through a fix-and-flip loan at 9.50%, completed the renovations in 7 months, and fully leased the units at market rent.

Instead of selling, they opted to refinance into a DSCR rental loan—turning the flip into a long-term hold with monthly cash flow.

Exit Profile:

Loan Type: DSCR Cash Out Refinance

New Valuation: $365,000

Loan Amount: $237,250 (65% LTV – cash-out)

Rate: 7.15% (30-Year Fixed

DSCR: 1.21 Borrower

FICO: 692

Strategy: Fix → Lease → Refi → Repeat

They walked away with cash in hand from the refi, now hold a cash-flowing asset, and are already preparing their next project using the same model.

Flipping isn’t the only exit.

Sometimes the smartest move is to hold what you just built.

Inside My Robinhood: IRM (Iron Mountain)

I just got my quarterly dividend from IRM, and once again, it reminded me why I hold this one.

Iron Mountain isn’t exciting on the surface, it stores documents and data. But behind the scenes, it’s one of the most stable dividend payers in my portfolio. They just hit record revenue again, and their data center and digital services are quietly becoming a major growth engine.

This quarter they increased their dividend (yes, I noticed), and they’re expanding faster than most people realize. It’s not flashy, but it’s steady. And in this season, steady feels smart.

That’s why IRM stays in my Robinhood buckets, real estate roots, consistent cash flow, and a strategy that grows slowly and solidly.

Final Thoughts

If you’re here, and you’ve stuck with us without hitting unsubscribe, you’re probably trying to get something done.

You’re a buyer, an owner, or a dealmaker. You’ve seen enough chaos in this market to recognize when something actually works.

Brickell Int’l is more than a residential direct lender. We’re a powerhouse brokerage built to move deals forward, with clarity, speed, and structure.

You don’t need to hustle your way through bad options.

You just need to bring your deal to us.

Our team is ready for you.

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Need help packaging a file? My team underwrites with you.

We are Direct Lender for Residential Investor Projects.
We do NOT offer loans for homesteads (primary residences), or rural.

For projects that don’t align perfectly with our requirements, we collaborate with other lenders to explore financing alternatives.

— Typically booked out 2-3 days. Secure your spot now.

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Broker Collaboration

We know brokers are the key to getting deals done. We provide the capital, underwriting, and servicing to help you close more deals with ease, backed by private capital.

Your deals, our capital. Focus on origination, we’ll handle the rest.

— If you’re a broker looking for a reliable lending partner, let’s connect!

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