Real estate investors in New York who delay deals in anticipation of lower interest rates are missing out on profitable opportunities, according to Ruben Izgelov, CEO and Founder of We Lend LLC, a private lender active in New York and New Jersey. In a recent statement, Izgelov highlighted common mistakes that hinder investors, emphasizing that executing now is better than waiting for a better rate.
“The answer is no, do not wait, just execute and move on,” Izgelov said. “Most of the time, those who are on the sidelines are the ones who are not doing as well as the ones who are just executing.”
We Lend, which has funded over 1,400 loans totaling more than $700 million in originations, observes that the opportunity cost of waiting includes missed deals, lost relationship-building, and reduced market knowledge. While rates matter, Izgelov argues that negotiating aggressively over small differences and switching lenders to save a quarter point can damage long-term relationships with private lenders, who offer flexibility not found in institutional lending.
“We are very relationship-based,” Izgelov said. “If I know you are committed to me, I am going to be committed to you.” Borrowers who constantly shop for slight rate improvements fail to build depth with any lender, reducing their priority and flexibility when deals face complications.
However, working exclusively with one lender carries its own risks. Izgelov, who completed over 100 fix-and-flip transactions before founding We Lend, advises maintaining multiple hard money relationships. He said, “I always tell every single borrower: have multiple working hard money relationships, do not just work with one. I say that from personal experience.” The optimal strategy is to have one primary lender for most deals and a secondary relationship maintained through occasional transactions to step in when the primary cannot move forward.
Beyond strategy, Izgelov emphasizes operational preparedness. Borrowers often arrive with incomplete documentation, slowing down closings. We Lend recently closed a $3 million mixed-use loan in under 48 hours because the borrower provided everything needed in advance. The standard closing window is seven to ten days, but delays occur when documents arrive in pieces. Borrowers who prepare documentation proactively can close faster on competitive deals.
For more on how We Lend structures its loan process, visit welendllc.com/how-it-works.
This article is based on information provided by Ruben Izgelov, CEO and Founder of We Lend LLC, a private real estate lender specializing in bridge loans, ground-up construction, and complex situation financing across New York and New Jersey markets. It is intended for general informational purposes only and does not constitute legal, financial, or real estate advice.
