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LM2 Investment Group

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LM2 Investment Group

LM2 Investment Group is a hard money lender in Phoenix Arizona. We provide hard money loans to real estate investors.

The LM2 Investment Group is a Phoenix hard money lender helping real estate investors fund deals in as little as 24 hours.

09/21/2026

This is the part new investors misread. The gap between 70 percent and full ARV is not 30 percent of profit. That buffer has to absorb four separate costs first: roughly 8 percent for selling, 5 to 6 percent for financing, about 5 percent for holding, and only then is what remains your profit, usually 8 to 12 percent. The rule is really a short way of saying price the time and the leverage first, then see what is left.

09/14/2026

The most widely used screening tool in flipping is the 70 percent rule. The formula is simple: take your ARV, multiply by 0.70, then subtract your estimated rehab cost. That gives you your maximum allowable offer. On a 257,000 ARV with 40,000 in rehab, that is 179,900 minus 40,000, or about 139,900. It is a 30-second gut check that tells you whether a deal is even worth a closer look.

09/07/2026

Your investor ARV estimate and the official appraisal often diverge, and the appraisal usually comes in more conservative. A smart habit is to budget every deal assuming the appraisal lands 5 to 8 percent below your estimate, then stress-test at ARV minus 10 percent. If the deal only works at your full optimistic number, it is not really a deal. One advantage of hard money is that we lend on the project and the after-repair potential, not just a rigid checklist, which gives experienced investors room to move. Run your numbers conservatively and the financing follows.

08/31/2026

Photos do not show you what is next door. A comp that looks beautiful on the listing might back up to a commercial lot, a busy road, or power lines that suppress what buyers will pay. Before you trust a comp, drive it. The fifteen minutes it takes can save you from building your ARV on a sale that was never truly comparable to begin with.

08/24/2026

A sale from eight months ago reflects a market that may be gone. Rates moved, inventory shifted, buyer demand changed. In a fast-moving market, a comp older than 90 days can quietly mislead you. If you must use an older sale, apply a time adjustment of roughly half a percent to one percent per month to bring it current. Fresh comps keep your ARV honest.

08/03/2026

Not every ARV estimate is equally reliable. Four close comps that sold recently and adjusted to within 5 percent of each other is a high-confidence number. One or two distant, older comps that needed big adjustments is a low-confidence guess. On a 250,000 property, a low-confidence ARV can swing 75,000 in either direction. Never bid on a deal built on a shaky number. And when you find a strong deal with solid numbers, having a lending partner who can move fast is what lets you act before someone else does. That is what we do at LM2.

07/27/2026

Once your comps are adjusted, take the median, the middle value, not the average and definitely not the highest one. One outlier comp that sold high can drag your whole estimate up and talk you into a bad deal. Appraisers use the median for a reason. If three comps land around 255,000 and one sold at 290,000, your ARV is not 290,000. Discipline here is the difference between a deal that pencils and a deal that bleeds.

07/23/2026

Your cash flow is our priority—discover DSCR loans! 💰 Experience sustainable growth with our DSCR financing, tailored for smart investors like you. Secure the funding you need, fast and without red tape.

📍 Our expert team is here to streamline your journey and ensure a seamless experience.

Find out how we can help! Call us at 480-444-2242 or email [email protected]. Visit us at www.lm2investments.com and check our location: 9160 E Bahia Dr #105, Scottsdale, AZ 85260.

MB # 0913237, NMLS # 285084

07/22/2026

Ready to transform your vision into reality? 🚧 Our Fix and Flip Loan Program is your key to success in real estate investing. Enjoy fast funding with no red tape, all while being treated like the investor you are!

💰 **What We Offer:**
- Quick approval process
- Competitive rates
- Support from industry experts

Unleash the potential of every project you touch!

Explore our loan options today! Call us at 480-444-2242, email [email protected], or visit www.lm2investments.com.
9160 E Bahia Dr #105, Scottsdale, AZ 85260.

MB # 0913237, NMLS # 285084

07/21/2026

Your next investment could be just a renovation away! 🚧 With our Fix & Flip loans, you can unlock quick returns on your real estate ventures. We offer streamlined processes, fast funding, and a commitment to making your investment journey as smooth as possible.

💰 Explore how our Fix & Flip loans can help you capitalize on your next real estate opportunity!

Ready to get started? Call us at 4804442242 or email [email protected]. Visit us at www.lm2investments.com or drop by 9160 E Bahia Dr #105, Scottsdale, AZ 85260.

MB # 0913237, NMLS # 285084

Address

9160 E Bahia Drive, Ste 105
Scottsdale, AZ
85260

Opening Hours

Monday	9am - 5pm
Tuesday	9am - 5pm
Wednesday	9am - 5pm
Thursday	9am - 5pm
Friday	9am - 5pm

Website

http://www.lm2.com/

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