In this episode, we walk you through all the creative ways to fund both the purchase and rehab of your real estate deals—even if you’re starting with zero of your own money. From hard money and private lending to 401(k) strategies, HELOCs, and joint ventures, we break down what we’ve used, what works best, and what to avoid.

You’ll learn how we scaled beyond traditional banks, the terms we negotiate, and why building a flexible lender network is the secret to doing more deals with less out of pocket. If you’re looking to flip or BRRRR without cash on hand, this episode will give you the practical tools and lender strategies to move forward.

Episode Timeline:

[0:00] – Why we rarely use traditional banks anymore

[1:02] – What hard money is and how it can let you scale faster

[2:18] – How to use cash without it being your own

[3:27] – Using self-directed 401(k)s—yours or someone else’s

[4:42] – Vetting and using IRA custodians like Quest and Kingdom Trust

[6:31] – Borrowing from whole life insurance cash value

[8:27] – Structuring private loans: interest, timing, and flexibility

[9:04] – HELOCs (home equity lines of credit) and when to use them

[10:41] – Why we don’t recommend 100% leverage

[11:34] – Credit unions vs. banks for HELOCs

[13:08] – Using joint ventures creatively and responsibly

[14:42] – Private money lending through networking and partnerships

[15:14] – Getting rehab draw money upfront vs. reimbursement

[16:16] – Building long-term relationships with private lenders

[17:31] – Pitch templates and credibility tools for new investors

[17:54] – How to vet a hard money lender before working with them

[19:38] – Current terms: down payments, interest rates, draw timelines

[20:27] – Getting a 1-year line of credit through a money broker

[21:15] – How bad lenders can kill your deal credibility

[22:01] – Using traditional banks as a last resort and what to expect

[23:16] – Community banks, credit scores, and typical underwriting timelines

[24:17] – Market shifts, rate updates, and checking terms quarterly

[24:48] – Join our free Facebook group to continue the conversation

5 Key Takeaways:

1. There are at least 10 ways to fund a rehab—banks are just one.

2. Self-directed IRAs and life insurance policies are powerful, underused tools.

3. HELOCs and credit unions can give you speed and flexibility.

4. Private lenders value communication and documentation—keep them informed.

5. The lender you choose can make or break your deal—vet them like a partner.

If this episode helped you think differently about money and deal-making, share it with a fellow investor. And don’t forget to follow, rate, and review The Real Estate Ride.

In this episode, Jay and I continue the Kickstarter series by helping you bridge the gap between big, long-term vision and what you can actually start doing right now. We talk honestly about time, priorities, and why waiting for the “perfect season” is usually the thing holding people back.

This conversation is packed with real-life examples—from lifestyle goals like travel and freedom, to real estate strategies, health goals, and cash-flow planning. We walk through how to create waypoints that allow you to test your vision before going all in, so progress feels achievable instead of overwhelming.

Episode Timeline:

[0:01] – Why time is the most valuable asset we have

[0:42] – Breaking down big vision into doable pieces

[1:59] – Planning life first, then fitting business into it

[3:07] – Rethinking ownership: boats, rentals, and access vs. assets

[5:27] – Why convenience and time often matter more than status

[6:39] – Designing your lifestyle instead of defaulting to hustle

[8:02] – Using waypoints to test a vision before committing fully

[8:41] – The Florida example: easing into a major life change

[9:23] – Health, fitness, and setting realistic, measurable goals

[11:04] – Cash-flow conversations and building income without burnout

[12:50] – Turning weekly habits into long-term results

[14:54] – Short-term rentals, hospitals, and intentional acquisition strategies

[16:13] – Setting small, achievable targets that compound over time

[18:05] – Why clarity beats comparison every time

[20:07] – Aligning income goals with the lifestyle you actually want

[21:47] – Stacking habits and protecting quality time

[24:00] – Putting the vision on the calendar so it actually happens

[25:21] – Final encouragement: progress over perfection

5 Key Takeaways:

1. Time is the ultimate currency—build your business to protect it.

2. You don’t need to go all in to move forward; start with waypoints.

3. Access can replace ownership when lifestyle is the real goal.

4. Big visions become achievable when broken into daily actions.

5. Your calendar should reflect your values, not just your to-do list.

Links & Resources:

• Join our free Facebook group for real estate and lifestyle conversations: [Insert link]

• Vision templates and exercises shared during the Kickstarter series

• Learn more about working with us at: JayAndAnnieAdkins.com

If this episode helped you rethink how you approach your goals, please rate, review, and follow The Real Estate Ride. And share it with someone who needs permission to start living their vision now—not someday.

In this episode, I sit down with real estate investor and coach Stephanie O’Brien to unpack her journey from getting licensed in 2006 to becoming a powerhouse in short sales, investing, and now coaching others through major transitions. Stephanie shares how the 2008 crash shaped her career, why she chose to specialize in solving tough problems, and how that path eventually led to her own personal and professional reinvention.

We dive deep into the mindset shifts required to go from chaos to clarity, how to recognize when you’re out of alignment, and why letting go of what no longer serves you is often the key to leveling up. If you’re feeling stuck or stretched thin, this conversation will help you realign and reset with purpose.

Episode Timeline:

[0:00] – Intro: how Stephanie got started in real estate pre-2008 crash

[1:02] – Why she leaned into short sales instead of running from the chaos

[2:21] – Building a business focused on helping people through hard transitions

[3:45] – The power of coaching and clarity during seasons of confusion

[5:17] – How to know when your goals are no longer in alignment

[6:29] – Breaking free from the “more is better” mentality

[7:38] – Getting honest about burnout and redirection

[8:50] – Stephanie’s own reinvention journey and what sparked it

[10:04] – From transactional real estate to transformational coaching

[11:16] – Creating margin in your life and business

[12:25] – Why entrepreneurship often reveals what we’ve ignored

[13:48] – Setting new standards and boundaries after burnout

[15:12] – Stephanie’s current coaching work and what lights her up

[16:03] – What alignment looks like—and how to find it again

[17:36] – Final words of encouragement for anyone stuck in the grind

5 Key Takeaways:

1. Realignment often starts with being honest about what’s not working.

2. Short sales and creative investing solve real problems for real people.

3. Burnout is a signpost—not a failure.

4. Your next level may require releasing what worked in a past season.

5. Coaching and community can create clarity faster than going it alone.

Links & Resources:

• Connect with Stephanie on Instagram: @the.real.stephanieobrien

• Coaching or speaking inquiries: Stephanie’s Website

• Join our free Facebook group for real estate investors: [Insert link]

• Learn more at JayAndAnnieAdkins.com

If this episode gave you the clarity or courage to pivot, rate and review The Real Estate Ride. And don’t forget to share it with someone who needs to hear they’re allowed to evolve.