Investor lending & loan brokerage
Hard money and DSCR loans—$50K to $25M.
The same team that funds your double closes can finance what comes next:
- Hard money for purchases, rehabs, bridges and refinances, from $50,000 to $25 million.
- DSCR rental loans in most states, qualified on the property’s rent instead of your tax returns.
We lend, and we broker. If our own capital isn’t the best fit for the deal, we place it with a lender in our network and tell you up front how we’re paid.
Business-purpose loans only · Non-owner-occupied investment property
Not available in CA, AZ or NV, or on rural property · Subject to underwriting
DSCR worksheet — illustrative
Single-family rental
Monthly
Two loan programs for investors
01 — ProgramsHard money is for speed and for properties a bank won’t touch yet. DSCR is for holding a rental long term. Many of our borrowers use both: hard money to buy and rehab, then a DSCR loan to refinance once it’s rented.
Hard money loans
Short-term, asset-based loans secured by the property. We look at the deal first: the purchase price, the rehab, the after-repair value and your exit.
- Signed purchase contract, or payoff for a refinance
- Scope of work and rehab budget, if there is one
- Borrowing entity documents
- Your track record helps but isn’t always required
- Other property types considered case by case
DSCR rental loans
Long-term financing for rental property that qualifies on the property’s income. If the rent covers the payment, your personal income doesn’t have to.
- SFR, 2–4 units, multifamily and commercial, others case by case
- Lease or appraiser’s market rent to show income
- Credit report and appraisal required
- Closed in an LLC or in your name, never owner-occupied
Need the double close first? Our transactional and gap funding covers the closing table. Hard money and DSCR cover everything after it.
Lender or broker? Both, and we’ll say which
02 — How we place loansEvery deal gets matched to the capital that fits it best. Before you sign anything, you know who the lender is and what we earn.
You send the deal
One request covers both programs. We read the numbers, the property and your exit before anyone pulls credit.
We match the capital
We fund it ourselves when it fits our guidelines, on either program. Otherwise we place it with a lender in our network that specializes in that loan.
You see it in writing
Your term sheet names the lender, the rate, the points and any broker fee. No surprises on the settlement statement.
Does the rent cover the loan?
03 — DSCR checkDSCR is the monthly rent divided by the full monthly payment. Change any figure to see where a rental lands before you apply. Use a rate you’ve been quoted; this isn’t one.
Illustrative only, not a loan offer or rate quote. Lenders set their own minimum DSCR, often between 1.00x and 1.25x, and some will go lower with more cash down. Your actual payment depends on the rate, term and escrows on your loan.
Estimated
Monthly coverage
DSCR
From request to closing
04 — ProcessSend the deal
Address, price, rehab budget or rent, the loan you want, and a few lines about your experience.
Term sheet
We review it and come back with terms, the lender’s name and a list of what’s needed to close.
Appraisal & title
Appraisal or valuation is ordered, title opens, and your entity and insurance documents are collected.
Underwriting
Final review of the property, credit and file. Any conditions come back to you in one list.
Close & fund
Loan documents go to your title company or attorney, you sign, and the loan funds at closing.
Who borrows from us
05 — FitFix-and-flip investors
Purchase and rehab money in one loan, with draws released as the work gets done.
Buy-and-hold landlords
DSCR loans to buy rentals or pull cash out of the ones you own, without showing tax returns.
BRRRR investors
Hard money to buy and renovate, then a DSCR refinance once the property is leased.
Wholesalers who keep a deal
When the spread is better as a flip or a rental than an assignment, finance it instead of selling it.
Larger projects
Multifamily and commercial deals up to $25 million on the hard money side. Other property types are considered case by case.
Out-of-state investors
DSCR financing in most states, so you can buy where the numbers work and not just where you live.
Questions borrowers ask
06 — FAQHow is this different from your transactional funding?
Transactional funding lasts a few hours, is repaid at the same closing, and doesn’t need credit or an appraisal. Hard money and DSCR loans stay on the property for months or years, so they’re underwritten like loans: the property is valued, title is insured, and in most cases your credit is pulled.
What is a DSCR loan?
A rental property loan that qualifies on the debt service coverage ratio: the property’s monthly rent divided by its monthly payment, including taxes, insurance and any HOA. A ratio of 1.25x means the rent is 25% more than the payment. Because the property carries the loan, lenders don’t ask for your tax returns, W-2s or pay stubs.
Which states do you lend in?
DSCR loans are available in most states, and hard money depends on the property and the lender. A few states license business-purpose lending or brokering on residential property, so availability can change by state. We don’t lend in California, Arizona or Nevada, and we don’t finance properties in rural areas. Tell us where the property is and we’ll confirm before you spend anything.
Are you the lender or a broker?
It depends on the loan. Some we fund ourselves, and others we arrange with lenders in our network. Your term sheet always names the lender and shows any fee we’re paid, before you commit.
Do I need experience to get a hard money loan?
Experience usually gets you better leverage and pricing, but first-time investors can qualify on a strong deal with enough cash in it. Tell us honestly how many projects you’ve completed, and we’ll match you to a lender that fits.
How fast can a hard money loan close?
Typically 7 to 10 days from a complete file, and faster on some deals case by case. DSCR loans usually close in about two weeks. The usual holdups are the appraisal, the title commitment and getting the entity documents together, so sending those early is the fastest way to close.
Do you lend on a home I’ll live in?
No. Every loan here is a business-purpose loan on non-owner-occupied investment property. We don’t make or arrange consumer or owner-occupied mortgages.
Do you charge anything upfront?
We don’t charge to review a deal or issue a term sheet. Third-party costs like the appraisal are paid when they’re ordered, and we’ll tell you what they are before anything is ordered.