EP 9: Deba’s Real Estate Playbook: Speed, Scale, and the Power of Leverage
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
“Hard money isn’t the villain — it’s the vehicle. Use it right and it’ll take you where the banks never could.”
“It’s not emotional — it’s just numbers.”
“You don’t need a million dollars in the bank. You just need the right tool.”
📲 Connect with Deba
Instagram: @debaflipstexas
Facebook: Deba Douglas
Facebook: Deba Douglas
Creators and Guests
Host
Deba Douglas
Owner of Principles of Real Estate and Deba Douglas Realty Group Deba Douglas is a dynamic force in the world of real estate, hailing from Dallas, Texas. Transitioning from a successful career as an educator, Deba quickly became a top-producing realtor, generating over $80 million in sales in the past four years. She has acquired several rental properties and flips homes throughout the DFW metroplex.
Host
Jared Sandler
Jared Sandler helps with Business Development and spearheads podcast-related initiatives. In 2011, he graduated from the University of Southern California with a BA in Communication. After starting with Longhorn in a part-time role in 2019, Jared has helped close over 100 loans in each of the last two years while also assisting with the growth of the company's various markets and serving as a resource for other consultants in content creation. Outside of Longhorn, Jared and his wife Emily started and run The Sandlot Children's Charity. "Sandlot" provides financial assistance for kids with physical and intellectual disabilities, specifically for those in pursuit of athletic opportunities and sport-specific experiences. Their goal is to deliver enjoyable activities while promoting the continued development of social and leadership skills for these inspiring youth.