Let’s walk you through what financing your first investment property actually looks like, told from the perspective of the investor’s representative at RFG, Director of Sales Brian Augsberger.
The First Call: Mindset & Getting Preapproved
My initial call with the investor took place on February 16, 2026. She was a member of a real estate community I hold in high regard, having previously closed more than 200 loans with members of that community. First conversations with new investors typically start in one of two ways: “I’m under contract and need a lender,” or “I’m just getting started and want to get preapproved.” This conversation, like many others, started with the latter.
My perspective: Sales, to me, has never been about talking. It’s about listening.
My first priority is understanding the investor’s journey to that point: where they plan to invest, what their strategy is, what they do for a living, their financial position, and what they ultimately hope to accomplish. Every piece of information can become important later. For example, understanding an investor’s liquidity position could become critical if they encounter a seller who will only accept a cash offer. Knowing that information upfront may allow me to identify a solution, such as delayed financing. If I spend the first conversation talking instead of listening, I may miss information that could eventually help solve a problem.
The investor’s strategy was to acquire and hold rental properties. She had identified several markets she believed had strong potential, although she lived outside a 100-mile radius of the areas where she planned to invest. We discussed her qualifications and reviewed the numbers on several potential projects. This helped establish the type and size of opportunities she wanted to pursue and gave us a clear understanding of what she could be preapproved for.
My perspective: When RFG provides 100% financing, we have a significant interest in seeing the investment succeed. That responsibility starts with me.
Financing your first investment property is challenging enough, and investing remotely adds another layer, especially for a first-time investor without an established team. My advice was to narrow her focus to one market and become deeply familiar with it. From there, she needed to thoroughly vet the people who would become part of her team—contractors, real estate agents, title companies, and others. Whether an investor is five miles or 500 miles from a property, the right team can make the process significantly easier.
After our calls, my job was to clearly outline the next steps—both the steps we would take together and what she needed to do independently. The next phase was simple: start making offers with a proof of funds letter in hand.
The Lead-Up to a Deal
The client spent the next several months making offers. There were multiple projects where the numbers looked promising, but her offers were not accepted. After months of rejection, it can become discouraging—especially for a first-time investor experiencing the process for the first time. To her credit, she stayed patient and continued making offers until one was finally accepted.
My perspective: From the day I provide a proof of funds letter to the day my client gets under contract, my objective is speed.
I learned early in my career that when a client finds a deal they like, I should never be the reason they miss it. My job is to provide answers, proof of funds letters, estimates, and guidance as quickly as possible. Accuracy is obviously critical, but speed matters too. Investors need information quickly so they can make an informed decision: make an offer or walk away. Once a client is under contract, speed is still important—but it becomes just one of many priorities.
Navigating the Closing Process
The investor had a demanding career, which made it difficult to personally stay on top of every task leading up to closing. There were appraisals and inspections to coordinate, a title company to introduce, insurance requirements to handle, and numerous other moving pieces.
This is another reason why having the right team matters. To her credit, she handled the process extremely well, largely because she had surrounded herself with people she trusted. Her agent helped coordinate appraisal and inspection visits, while our team worked with all parties involved to keep the process moving toward closing. Everything came together smoothly.
My perspective: There are countless opportunities for the ball to be dropped during the closing process.
An appraisal might not be paid for. It might be paid for but never scheduled. An inspection could be mistaken for an appraisal, leaving one of the necessary steps incomplete. The list goes on.
In this case, everything went smoothly. In my opinion, that was a direct reflection of the team she had built around herself.
Closing Day and Beyond
Once the appraisal and inspection were complete, we had one final conversation to review the numbers and make sure everything still worked. The investor was comfortable with the final figures, so the closing documents were prepared and the closing was scheduled.
My perspective: This deal made sense for the client, but that isn’t always the case once the final numbers come back.
Sometimes margins become thinner than expected. Costs change. New information comes to light. When that happens, I don’t believe in hard-selling someone into a deal. If an investor genuinely believes the numbers no longer work, walking away may be the right decision. Closing a loan is important, but nothing is more important than the success of that investment through payoff.
Fortunately, in this case, the numbers worked, the team did its job, and the investor closed on her first deal. The journey that started with a simple conversation about getting preapproved ended with something much more meaningful: a first-time investor had officially become an investor.
Whether you’re preparing to make your first offer or you’re still exploring your options, Brian can walk you through what to expect. Schedule a time to talk with him whenever you’re ready.