KÉCŌ Live

Week 5 of KÉCŌ Live and we're tackling one of the most critical — and most misunderstood — skills in real estate investing: pulling comps. Whether you're wholesaling, flipping, building ground-up, or doing a buy-and-hold, the value is everything. Get it wrong and no amount of great financing will save you.

KECO Capital's loan originators break down exactly how appraisers and underwriters evaluate property values, walk through two real deals, and introduce a powerful software tool to help investors find deals and run numbers smarter.

Loan Submission Document Checklist PDF

Connected Investors (2 week trial + free skip traces)

🏗️ What We Cover:
* Process Recap — The five stages every private lending deal moves through, the most common post-submission delays (low valuations, outdated entity docs, frozen credit), and how to avoid each one
* How to Pull Comps the Right Way — The appraiser's rule of thumb on square footage (±25%), year built, bed/bath count, distance (the 2-mile rule), and why the most recent and closest sale always carries the most weight
* Real Deal #1: The New Orleans Condo — Appraisal came in at $525K. Units in the same building had been sitting unsold for 532 days with a $50K price drop and still no buyers. That’s what appraisal values don’t show.
* Real Deal #2: The Hawaii New Build — Investor ran a conservative ARV of $1.2M. Appraiser came in at $4.6M. How comparable selection and bed/bath count made the difference.
* Non-Disclosure States — How to pull comps when sold prices aren't public, and why MLS access through a local agent is still the gold standard
* Connected Investors Demo — The software KECO uses to find off-market deals, run AI-driven analytics, and skip trace property owners nationwide (+ a free 2-week trial link)
* Live Q&A — Hawaii Island permitting timelines, Zillow vs. Redfin vs. MLS, and how to handle comps in declining markets

Episode Timestamps
00:00 Welcome and Agenda
01:52 Private Lending Recap
03:57 Common Underwriting Delays
07:41 Comps Basics and Rules
12:40 Valuation Case Studies
18:46 Non Disclosure State Comps
23:23 Deal Kill Lessons
27:40 Connected Investors Tool
29:27 Rebutting Appraisals
31:22 Final Q&A and Wrap Up

Connect with KÉCŌ
Join us live every Friday - Get the Call Link
Follow on Instagram - @keco.live
Everything KÉCŌ - Explore More Here
www.KECOCAPITAL.com

KÉCŌ Capital is a private lender specializing in fix-and-flip, bridge, ground-up construction, and DSCR loans for real estate investors nationwide. New episodes of KÉCŌ Live drop weekly. Subscribe wherever you listen so you never miss one.

If you've ever had a deal delayed, kicked back, or killed by missing paperwork, this episode is for you.

Week 4 of KÉCŌ Live and we're getting into the stuff nobody talks about on stage — but that makes or breaks every deal. This week is all about being loan-ready: every document, every checklist, every detail that underwriting is looking for before they'll approve your file.

In this episode

• Learning Lessons — Why DSCR ratios need a buffer built in and how immigration enforcement is doubling holding costs for investors
• Full Doc Breakdown (Step by Step) — Purchase contracts, loan applications, disclosures, track record/SREO, scope of work, entity docs, plans & permits, ID, bank statements, title & insurance POC — what underwriting checks, what gets deals kicked back, and how to avoid it
• Ground-Up Construction for New Investors — A new program that lets you leverage your GC's experience to qualify, what documents you need from your contractor, and why this could be a game-changer for experienced GCs who want to build their own portfolio
• Condo-Specific Requirements — HOA docs, owner-occupancy ratios, master insurance policies, condo questionnaires
• Processing Team Q&A — KECO's own processing team (Shiena, Irish, & Nica) break down the most common track record mistakes that delay files and what to do about them
• Live Q&A — What is QM vs. non-QM? Do all entity owners need to sign? Why did a DSCR loan take 8 months? 

Document Checklist PDF

Episode timestamps
00:00 Welcome and Agenda

02:36 Weekly Learning Lessons

06:11 Purchase Contract

07:59 Loan App

09:15 Disclosures

12:18 Track Record

17:34 Scope of Work

18:52 Rehab Overview

23:06 Plans & Permits 

26:51 Entity Docs

29:47 GC Docs

34:45 Other Required Docs

36:29 Condo Specific

43:07 Q&A

Connect with KÉCŌ
Join us live every Friday - Get the Call Link
Follow on Instagram - @keco.live
Everything KÉCŌ - Explore More Here
www.KECOCAPITAL.com

KÉCŌ Capital is a private lender specializing in fix-and-flip, bridge, ground-up construction, and DSCR loans for real estate investors nationwide. New episodes of KÉCŌ Live drop weekly. Subscribe wherever you listen so you never miss one.

Week 3 of KÉCŌ Live and we're getting into one of the most misunderstood concepts in private lending — leverage allocation. Most investors are negotiating on the wrong things. If you're laser-focused on rate and points but ignoring how your leverage is actually structured, you're leaving money on the table every single deal.

KÉCŌ Capital's loan originators break it all down, plus walk through a real deal that closed in 15 days — despite an ARV coming in $1.3 million below expectations.

In this episode
Learning Lessons — How travel costs (flights, rentals) inflate appraisal fees in island and remote markets, why insurance carriers are pulling out of certain areas, the engineering survey requirement for fire-damaged properties, and title company endorsement delays that nearly killed a closing

Market Update — Rising appraisal costs, tightening capital guidelines, and what happens when investors jump into new markets without local knowledge

Leverage Allocation Deep Dive — Wrapped interest vs. monthly payments, advanced draws, why 93% LTC from one lender isn't the same as 93% LTC from another, and how to calculate your true ROI instead of chasing profit per deal

Live Deal Breakdown — $3.65M purchase, $316K rehab, ARV miss of $1.3M, title company issues, insurance turnaround in 48 hours, closed in 15 days. Here's how we navigated it.

Live Q&A — What's the basic formula to evaluate a deal? What margin is the minimum to move forward? How do you run comps the way appraisers and underwriters actually do?

Episode timestamps
00:00 Welcome Back and Purpose

00:31 Today’s Agenda Overview

01:27 Learning Lessons - Appraisal Costs, Title, Fire Damage

18:14 Leverage Allocation Overview

28:19 Deal Breakdown Case Study

37:38 Q&A - Deal Analysis Formula 

43:08 Closing Thoughts

Connect with KÉCŌ
Join us live every Friday - Get the Call Link
Follow on Instagram - @keco.live
Everything KÉCŌ - Explore More Here
www.KECOCAPITAL.com

KÉCŌ Capital is a private lender specializing in fix-and-flip, bridge, ground-up construction, and DSCR loans for real estate investors nationwide. New episodes of KÉCŌ Live drop weekly. Subscribe wherever you listen so you never miss one.

Week 2 of KÉCŌ Live is here — and we're going deep on what it actually takes to get a deal funded in today's private lending market.

KÉCŌ Capital's loan originators — Kain, John, and Keli'i — break down the private lending process and real conversations happening behind the scenes: why your ARV can get wrecked the day before appraisal, how construction draws actually work (and what 75% reimbursement really means), and why the title company you choose can make or break your closing.

In this episode

• Investor Tip / Learning Lessons — A real comp story from Atlanta, the right title company for private deals, and draw structures explained (pro-rata vs. upfront deductible)
• Market Update — Lumber costs up 5.6% YoY, contingency requirements jumping from 5% → 10%, and what the Philadelphia & Baltimore fraud scandal means for lenders nationwide
• Private Lending Process (Full Overview) — Loan request → full package → appraisal → underwriting → close. What every borrower needs to know, regardless of the lender
• New Investors — Can you qualify with no track record? Do you need a GC? We answer it straight
• LTC ≠ LTC — Why the same term means something totally different depending on your lender, and how to read a term sheet correctly
• Live Q&A — DSCR loans, seasoning requirements, Hawaii rates, and more

Episode timestamps
00:00 Welcome and Goals

01:46 Comps and ARV Surprises

03:32 Title and Insurance Pitfalls

05:29 Construction Draw Basics

09:22 Understanding Loan Terms

11:10 Transparency and Fraud Fallout

14:31 DSCR Loans Q&A

17:04 Market Costs and Contingency

20:38 Private Lending Process

25:58 New Investors and GCs

36:18 Closing Thoughts and Community

Connect with KÉCŌ
Join us live every Friday - Get the Call Link
Follow on Instagram - @keco.live
Everything KÉCŌ - Explore More Here
www.KECOCAPITAL.com

KÉCŌ Capital is a private lender specializing in fix-and-flip, bridge, ground-up construction, and DSCR loans for real estate investors nationwide. New episodes of KÉCŌ Live drop weekly. Subscribe wherever you listen so you never miss one.

Two years after wrapping up our weekly investor Coffee Talk calls, our co-founder and principal Cory Nemoto introduces KÉCŌ Live - a brand new 8-week investor call series aiming to build a free, value-first community focused on private lending, real estate investing, entrepreneurship, and leadership. 

As a correspondent lender and active member within the National Private Lenders Association (NPLA), KÉCŌ Capital bridges the gap between Wall Street capital and Main Street investors through these conversations.

In this episode
Keli’i outlines the LIVE framework—Leadership, Investment, Vision, Execution—and gives a glimpse into behind-the-scenes education, real deal breakdowns, and funding structure guidance.

John previews an eight-week series with weekly market updates, current events, investor tips and learning lessons, and live Q&A. 

Kain explains how capital motivations, securitization, and evolving guidelines affect approvals, and the group discusses DSCR fraud scrutiny, post-disaster inspections, appraisal nuances, and the NPLA watch list to reduce bad actors.

Episode timestamps
00:00 Welcome Back and Vision

07:51 KÉCŌ Live Framework

10:15 Series Format and Weekly Topics

11:24 NPLA and Lender Perspective

15:10 Hard Money vs Institutional Capital

17:56 Market Shifts and Closing Fast

22:46 Investor Partnership and Strategy

27:50 Comps and Underwriting Reality

35:45 Managing Fraud Within the Private Lending Space

38:49 Wrap Up and Next Week

Connect with KÉCŌ
Join us live every Friday - Get the Call Link
Follow on Instagram - @keco.live
Everything KÉCŌ - Explore More Here
www.KECOCAPITAL.com

KÉCŌ Capital is a private lender specializing in fix-and-flip, bridge, ground-up construction, and DSCR loans for real estate investors nationwide. New episodes of KÉCŌ Live drop weekly. Subscribe so you never miss one.