FUNDING FOR REAL ESTATE INVESTORS
Where do you lend?
We currently lend in 40 states: AL, AK, CA, CO, CT, DE, DC, FL, GA, HI, IL, IN, IA, KS, KY, LA, ME, MD, MA, MI, MS, MO, MT, NE, NH, NJ, NM, NY, NC, OH, OK, PA, RI, SC, TN, TX, UT, VA, WA, WI, and WY. We are continually expanding our footprint so check back often if you do not see your state.
Do I need cash equity at close?
Yes, we require borrowers to invest some cash at closing and to demonstrate that they have sufficient liquidity to pay interest expense, real estate taxes, and to cover potential cost overruns on the rehab project.
What are your loan size limits?
Presently, $50,000 to $2,000,000
What is your loan structure?
For fix and flip and fix to rent loans, we offer a 12-month loan with interest only payments and pre-payable at any time. To learn more, explore our loan programs. For rental loans, terms range from 5 to 30 years – and we also offer interest-only options.
Do you require personal guarantees from Principals?
Yes, on most deals. We will consider non-recourse loans with standard ‘bad boy’ carve-outs on a case-by-case basis provided the corporate entity guaranteeing the loan has sufficient liquidity and net worth.
Will you lend on a 2nd lien position?
We are always in the senior position secured by a 1st lien.
Do you offer new construction financing?
Yes, we will finance ground-up construction with experienced contractors and builders.
Do you offer preferred pricing for return borrowers?
As with any successful lending relationship, repeat customers will get the best terms available.
Will you lend 100% of costs?
No, we lend up to 85% of purchase price plus settlement costs and up to 100% of rehab costs provided the after repaired value (ARV) is 75% or less.
Do you exclude any property types?
We will not finance owner-occupied homes, co-ops, log homes, mobile homes, manufactured houses, and raw land.
What physical condition must the property be in?
We have no minimum condition requirements; the messier the better. A quality rehab is where you unlock value in your property!
Do I need good credit to get a loan?
You do not need a great credit score (FICO) to borrow from us; however, we do review the credit profile of all loan Sponsors/Principals and will not lend to you if you are currently delinquent on any loans or have filed bankruptcy in the last three years.
Do I need experience to close?
Experience is beneficial and it will enhance your loan terms but we understand that everyone has to start somewhere. We lend to first time investors.
How do I start the process?
There are several ways to get started. The easiest and most efficient is for you to fill out our pre-qualification form or enter a basic deal summary online. We will generally respond to your inquiry within a few hours, and no longer than 24 hours. When we receive your inquiry, one of our team members will review the information and then contact you to discuss your background and the transaction over the phone. We will provide basic terms for your consideration and if you like what you hear, we will follow up with a term sheet that outlines the entire structure.
Do you charge any application fees?
We will not ask for any money until you have a term sheet outlining the loan structure and all costs in detail.
What are your documentation requirements to close a loan?
For new customers, we require a loan application with written authorization to run a credit report and background check. For every loan, we require a rehab budget, property appraisal (generally a 4 day turnaround), your two most recent bank statements (proof of funds) and copies of leases, if applicable.
Are you a direct lender?
Yes, we lend our own funds and have complete control over all credit decisions.
English is my second language. Does your staff speak any foreign languages?
Yes, we have multiple staff members who are fluent in Spanish as well as individuals who speak Arabic, Greek, Vietnamese, German, Russian and Portuguese at varying levels of fluency. If one of these is not your primary language, call us and we will find a way to communicate with you to get your deal done.
What Loan to Value (LTV) ratio or loan advance do you fund?
We lend up to 85% of purchase price plus settlement costs and up to 100% of rehab costs provided the After Repaired Value (“ARV”) is 70% or less.
What interest rates do you offer?
For rehab loans, as of January 2022, rates range from 8% to 12% fixed depending upon location, property type, LTV, as well as the investor’s experience and overall credit profile. For rental loans, rates start at 4% – but keep in mind that these rates change weekly based on market conditions. Contact us for the most current rates.
Will you finance my closing costs?
We consider closing expenses to be part of your overall project cost and we will finance up to 85% of those settlement costs but you will need to have some cash to close your loan.
Do you lend to individuals?
We only lend to corporate entity borrowers, usually an LLC, corporation or limited partnership. We will not lend to non-profits.
Will you lend to owner occupants?
We only make business-purpose loans to investors on non-owner-occupied properties. We will not lend on a primary residence or second home.
Will you allow a 2nd lien behind you?
We will not permit subordinate debt or 2nd liens.
Do you charge interest on the unfunded commitment of a rehab loan?
Unlike many fix and flip lenders, we only charge interest on the outstanding loan balance. We won’t charge interest on the unfunded commitment until drawn down, saving you money.
Will you refinance my property if I already own it and want to rehab and sell it?
Yes, provided you are not occupying the house and have no intention of doing so. We refinance many investors who pay all cash at foreclosure auctions and then use our funds to pull the majority of their cash out to reinvest into more properties.
What types of properties will you finance?
We lend on single-family homes, townhomes, condos, and multi-family apartments. We can also finance mixed use commercial properties with a substantial residential component.
Will you lend to foreign nationals?
We will lend to foreign nationals with the necessary OFAC documentation.
How quickly can you close?
We strive to close all loans within 10 business days of your initial inquiry but we can close in 5 business days if all the paperwork is in order. In special cases, we have closed loans in as little as 3 business days to meet a firm closing deadline for a repeat customer, but that is more an exception than the norm.
What is the minimum credit score you require for a loan?
At least one Sponsor/Principal in the transaction will need to have a credit score (FICO) of 600 or better.
Do you have income requirements?
We focus most on whether you have enough cash for the down payment and to carry the investment through to completion (to make interest payments and cover operating expenses). We can underwrite a portion of your income to meet that cash requirement, but we do not have a minimum debt to income ratio.
What paperwork do you need to get started?
We require no initial paperwork to pre-qualify you, just your number of past investments and estimated credit score. If you want to get a head start you can submit a loan application and we will complete our initial background checks to be ready for your first loan. If you already have a deal in tow, we can size your loan with just with a few pieces of additional information – purchase price, estimated rehab cost, projected after-repaired value (ARV) and property location. All of this can be handled over phone or email. If the deal sounds good, we will issue you a loan term sheet and begin documentation.
How soon can I expect a preliminary approval?
Usually within 24 hours of a complete submission package.
Do you ever speak and meet with the borrower directly?
Yes, we value relationships and meet with clients whenever possible but it is not a requirement to fund your loan.