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

📲 Connect with Deba

Instagram: @debaflipstexas
Facebook: Deba Douglas

In this episode of Flip the Script, Jared Sandler and real estate investor extraordinaire Deba Douglas break down what it really takes to scale your investing business beyond that first deal. From building systems and hiring the right help to leveraging lender relationships and keeping overhead low, they cover the do’s and don’ts of growing without overextending.

💡 Key insights include:

• When (and when not) to hire help — and why a virtual assistant may be your first move
• Why systems, organization, and discipline matter more than flashy deals
• How repeat business and strong lender relationships can open doors
• The danger of chasing the HGTV mirage vs. sticking to the numbers
• Common mistakes new investors make when scaling too fast

Whether you’re planning your second deal or looking to take your portfolio to the next level, this episode is packed with actionable advice to help you scale smart, stay disciplined, and grow for the long haul.

From house-hacking a duplex to coaching new investors, Chelsea shares the highs (a textbook first flip), the lows (a tough second deal), and the comeback: a Garland project targeted to finish in 40 days with ~$40K profit. We dig into mentorship, contractor management, draws, appraisals, and staying in the game when a deal goes sideways.