Investor loansthat moveat deal speed.
When the deal is good and the clock is running, a bank won't wait. We arrange fix and flip, bridge, ground-up construction and rental portfolio loans that qualify mainly on the property and your plan, close fast, and pay for your renovation as the work gets done.
Secure application, about 10 minutes. A licensed loan officer reviews it and reaches out to walk you through your options.
Who our investor loans are built for.
A strong fit if
- You're buying a property to renovate and sell
- You need to close fast to win the deal, or buy before you sell
- You're building new homes or small multifamily
- You own several rentals and want one loan, or cash out across the portfolio
- Your income is hard to document but the deal makes sense
Compare options if
- You plan to live in the property. These loans are for investment only. Look at one-time close construction or renovation loans
- You're holding a rental long term. A DSCR loan usually costs less
Every investor program we offer.
Private lenders set their own terms, and they change with the market and the deal. These are typical ranges for the programs we arrange.
| Fix and flip | Pays for the purchase and the renovation. Typically up to 85% to 90% of the price and up to 100% of renovation costs, with the total loan capped at about 70% to 75% of the after-repair value (what it's worth once fixed). Renovation money is paid out in stages as work is finished. |
|---|---|
| Bridge | Short-term financing to buy before you sell, close quickly, or fix up and rent a property before long-term financing. |
| Ground-up construction | Financing for new construction of single family homes and small apartment buildings, including land and building costs paid out in stages. |
| Rental portfolio & blanket | One loan across several rental properties, to buy, refinance or take cash out. Long-term rentals can also go to DSCR loans. |
| How you qualify | Mostly on the deal: the price, the renovation budget, the after-repair value and your plan to sell or refinance. Experience gets you better terms. First-time flippers are considered. |
| Costs and terms | Usually 6 to 24 months, interest-only. Lenders charge an interest rate plus points, an upfront fee where each point is 1% of the loan. Extensions are often available. |
| Property types | 1 to 4 unit homes, condos and townhomes, small apartment buildings and mixed-use, depending on the program. Larger commercial deals too. |
What to have ready.
Don't have everything yet? Apply anyway. Your loan officer will tell you exactly what's missing.
- The purchase contract or property address
- Your renovation budget and scope of work
- Your LLC documents, if you're buying in an entity
- A list of past projects, if you have them
- 2 months of bank statements showing your cash to close
What happens after you apply.
You apply in about 10 minutes
Online, from your phone or computer. Prefer to talk? Call (301) 341-2200 and we'll fill it out with you.
A loan officer calls you
We review your goals and your documents and tell you plainly what you qualify for.
We shop the lenders
We compare programs and pricing across our lender partners and walk you through the options before you commit.
Hard money questions we hear every week.
What is hard money?
Short-term financing from private lenders who focus on the property and your plan more than your income. It costs more than a regular mortgage but closes faster and funds deals banks won't.
How fast can you close?
Often in days rather than weeks once the appraisal, title and your LLC documents are ready.
Do I need flipping experience?
No, but experience gets you more financing and better pricing. First-time investors usually bring more cash to closing or partner with an experienced investor.
How does renovation money get paid out?
The lender holds the renovation budget and releases it in stages, called draws, after an inspector confirms each stage of work is done.
Can I close in an LLC?
Yes. Most investor loans close in an LLC, usually with a personal guarantee, meaning you're personally responsible if the LLC can't pay.
How do I pay it off?
Sell the property, or refinance into a long-term DSCR loan once it's rented. We plan the exit before you close.
Compare other options.
DSCR Investor Loans
Qualify a rental on its rent instead of your tax returns. Nationwide.
ExploreInvestors & businessCommercial Lending
Multifamily, mixed-use and commercial property financing nationwide.
ExploreFlexible credit & incomeNon-QM Loans
Bank statement, P&L, 1099, asset-based, ITIN, foreign national, interest-only and credit from 600 or no score.
ExploreBuy + fixRenovation Loans
Roll the purchase and the repairs into one loan with FHA 203(k) and HomeStyle.
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