Real Estate Financing

Real Estate Lending Programs

Flexible financing for investors and business owners. From fix-and-flip to permanent financing, we connect you with lenders who specialize in commercial and investment real estate.

Loan Programs

Fix & Flip Loans

Short-term financing for investors purchasing, renovating, and reselling properties.

• 6-18 month terms
• Up to 90% ARV
• Interest-only payments
• Fast funding (7-14 days)

DSCR Loans

Rental property loans based on property cash flow, not personal income.

• 30-year fixed or ARM
• 1.0+ DSCR required
• No income verification
• SFH, multifamily, commercial

Bridge Loans

Short-term financing for time-sensitive acquisitions and transitions.

• 6-24 month terms
• Up to 80% LTV
• Fast closing (7-21 days)
• All property types

Construction Loans

Ground-up construction and major renovation financing.

• 12-24 month terms
• Up to 85% LTC
• Draw schedules
• Residential & commercial

Permanent Financing

Long-term loans for stabilized investment properties.

• 20-30 year amortization
• Competitive rates
• Multifamily, retail, office
• Recourse and non-recourse

Cash-Out Refinance

Extract equity from existing properties for reinvestment.

• Up to 75% LTV cash-out
• Portfolio refinancing available
• Lower rates than origination
• Multiple property types

Property Types We Finance

Residential Investment

Single-family
2-4 unit
5+ multifamily
Condos & townhomes

Commercial

Office buildings
Retail centers
Warehouses
Industrial

Specialty

Mixed-use
Self-storage
Mobile home parks
Hospitality

Typical Terms & Rates

Loan Type	LTV	Rate Range	Term
Fix & Flip	70-90% ARV	9-14%	6-18 mo
DSCR	75-80%	6.5-10%	30 yr
Bridge	70-80%	8-12%	6-24 mo
Construction	80-85% LTC	9-13%	12-24 mo
Permanent	75-80%	5.5-8%	20-30 yr

Rates and terms vary based on property type, borrower experience, and market conditions. Consult with a specialist for current pricing.

Qualification Requirements

General Requirements

Personal credit score of 640+ (higher for better terms)
Down payment of 10-30% depending on loan type
Reserves (typically 6-12 months PITI)
Proof of funds for down payment and closing costs
Property appraisal or valuation
Rental income documentation (for income properties)

For Experienced Investors

Schedule of real estate owned (SREO)
Track record of completed projects (for fix & flip)
Exit strategy documentation
Contractor scope of work and budget (for rehab)

Advantages vs. Disadvantages

Advantages

✓Fast funding for time-sensitive deals
✓Asset-based underwriting (property focused)
✓Less documentation than traditional banks
✓Flexible on credit and income for many programs
✓Can finance non-warrantable properties

Disadvantages

×Higher rates than conventional mortgages
×Prepayment penalties on some loans
×Requires significant down payment or equity
×Points and fees can be 2-4% of loan
×Personal guarantee typically required

Frequently Asked Questions

What is a DSCR loan?

DSCR (Debt Service Coverage Ratio) loans are rental property loans based on property income rather than personal income. Lenders calculate DSCR by dividing net operating income by debt service. Most lenders require a minimum DSCR of 1.0-1.25. These loans are ideal for investors who want to qualify based on property performance rather than personal income. Learn more about DSCR loans.

What's the difference between a bridge loan and a fix-and-flip loan?

Bridge loans are short-term financing for time-sensitive acquisitions or transitions, typically 6-24 months. Fix-and-flip loans are specifically for purchasing, renovating, and reselling properties, typically 6-18 months. Both offer fast funding, but fix-and-flip loans may offer higher LTV based on ARV (after-repair value). Learn more about bridge loans.

How fast can I close on a real estate loan?

Fix-and-flip and bridge loans can close in 7-21 days. DSCR loans typically take 30-45 days. Construction loans may take 2-4 weeks. Faster closing requires complete documentation, property appraisal, and responsive communication. Traditional commercial loans take 45-90 days.

What credit score do I need for real estate investment loans?

Fix-and-flip and bridge loans typically require 650+ credit score, while DSCR loans may accept 620+. Higher scores qualify for better rates and terms. Property cash flow and experience also factor heavily into approval for investment property loans.

Can I use a real estate loan for a primary residence?

Most real estate investment loans are for non-owner-occupied properties. For owner-occupied properties, consider SBA loans or traditional commercial loans. Some bridge loans can be used for primary residence purchases if you're transitioning between properties.

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Questions? Talk to a specialist:

(215) 999-8412

Mon-Fri 9am-6pm CT

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