Simple funding.

For EMD, we charge either $250 or $500 (for EMD of $5000 or more) up front to pay our team for underwriting and processing the deal. Sadly we must do this so we don't end up losing money by funding your cancelled deal. This fee will come out of the return at closing, so if you are confident in your deal closing this will have no effect on you!

We typically require 48 hours of notice to fund a deal, however we have funded in as quickly as 5 minutes (seriously). If you have a deal, your best bet is to submit it as soon as possible so we can review it and get the process started.

We can fund EMD for end buyers with 3 HUDs to show prior experience. We also require you and the seller to sign an addendum making the inspection period go through the close of escrow. All details will be sent when your deal is submitted.

We will fund up to $100k on EMD and $100M for double closings. As long as your deal qualifies under our standards, we will be your one stop shop for all transactional funding both now and in the future!

We charge 40% return for EMD funding and 1.5% for double close funding up to $1M to start. These numbers can change depending on duration of the deal and risks involved. Seller carry-back funding starts at 2.5% for the added work. All deals have a $1,500 minimum return.

If your deal does not close, we do not charge you any additional fee. Your only cost would be the up front fee for EMD deals since our transaction coordinators have already worked on the deal for you.

A double closing is a real estate transaction method where two back-to-back property sales occur on the same day, involving three parties: the original seller, the investor (middleman), and the end buyer. Here's how it works: First Transaction: The investor agrees to purchase the property from the original seller. Second Transaction: The investor simultaneously sells the property to the end buyer at a higher price. During a double closing, the investor typically uses the funds from the end buyer to complete the purchase from the original seller. This allows the investor to profit from the difference in sale prices without needing to use their own funds for an extended period. Double closings are often used in real estate wholesaling and transactional funding, allowing investors to efficiently facilitate deals and earn profits by connecting motivated sellers with interested buyers.

A seller carry-back deal involves a hard money or DSCR loan being used to purchase a property. The remaining amount needed for purchase is funded by the seller via a seller carry-back. This amount is typically equal to the down-payment and closing costs. If you have a deal like this, the lender will likely require you to bring the down-payment to close and then be reimbursed by the seller carry-back. IF the lender approves, we can fund that down-payment for you to close the deal.

Absolutely. We use the latest encryption technology to ensure that all your personal and financial information is safe and secure.

Any amount you qualify for, Results may vary depending on the client profile. We do not guarantee an exact amount for the total amount funded. In most cases for startup funding, eligible clients receive between $50,000 and $150,000 in their first round of funding and up to $150,000 to $350,000 after additional rounds of funding. The amount of funding obtained is based on personal and business creditworthiness.

We will be able to assist you in building your credit report to the highest levels possible to qualify for funding. Scroll down a bit and fill out the credit repair form to get started!

Loan eligibility is determined by a number of factors, including your credit score, income, employment status, and the amount of debt you currently have. We use these details to assess your ability to repay the loan.

Usually, you’ll need proof of identity, proof of income, and financial statements. Depending on the type of loan, other documentation may be required. Your advisor can discuss this further with you.

Yes, but to secure higher limits and 0% interest terms, you will need to have a solid credit profile, 680+ to start.

Loan approval times can vary depending on the type of loan, the completeness of your application, and other factors. Generally, you can expect a decision within 1-5 business days after we receive all necessary documentation.

Yes. We will walk you through how to properly setup a business, and then begin the business funding process.

Generally 3-5 business days. It can be quicker and as we complete more draws and deals together it can be completed quicker. Also, it can sometimes get delayed from the time we order the inspection once the request is submitted when the inspector reaches out to schedule the inspection and coordinate payment for the report to be sent to us for final review.

Depending on where the property is located we may not be able to lend if it is designated as rural. This usually is an issue due to population density and if we are not comfortable with getting comps that are within a reasonable distance to the property.

We cannot lend on specialized housing like bed and breakfast, rooming homes, hotels/motels, due to the use of the property being commercial use.

We will work with you if you need additional time and the loan is current and up to date with payments and the insurance is current. We offer on a case by case basis 30 day, 3 month, and 6 month extensions depending on the situation. When extending the loan it is subject to a 1-2 point extension fee.

We control all of our loan decisions related to our loans we originate. We deploy our own funds on select projects as it is available and also manage multiple capital sources to provide the very best options and flexibility for our borrowers.

If you have a preferred relationship with a title company and insurance broker you can order both of them yourself once we complete the borrower interview. If you would like recommendations on both we can direct you with some of our preferred vetted partners in each category. You would provide to us the contact information for each vendor and our team would include them on all correspondence.

We cannot count deals that were not either fix/flips, new construction, or rental properties purchased. Wholesale and performing projects for other investors where you are not on the LLC or loan as a guarantor would not be counted towards experience.

We charge 2-3 points on most deals and are dependent on the experience, credit, and loan type. The points are paid up front at closing with your other associated closing costs.

Our term and bridge loans will allow for commercial properties but only 5+ unit multifamily and mixed-use where more than 50% of the property is made up of residential units and is over $250,000. We do not lend on pure commercial or special use properties.

For experienced investors our minimum is 650 and for newer investors and our rental DSCR loans 680 is our minimum.

We are looking at both the deal and the borrower(s). Part of the asset in the deal is the operator and a good deal can be spoiled by a bad borrower. We want to understand if the deal makes sense and that we are comfortable that the borrower will make their payments on time, complete the project within the term period, and return the money to us.

Unfortunately for all of our loans we must be in the first and only lien position. With a seller holdback we cannot lend unless we pay off the seller holdback lien and then we can refinance into a new loan where we are the sole and only lien holder.

Our loans are considered “light doc” loans where we are looking at the liquidity, creditworthiness, experience of the borrower, and deal specifics. We require proof of liquidity through bank statements and a stated income personal financial statement but we are not looking at tax returns and income verification.

For our Fix/Flip, New Construction, and Bridge our typical term is 12-18 months depending on the project size. For our DSCR rental loans the term is 30 years with varying options for prepayment penalty and ARM’s with interest only periods if they are desired.

We only perform a hard pull on live fix/flip, new construction, and bridge loans. That credit report can be used for subsequent deals usually up to 3-6 months and after that time we may request to have an updated credit report on file for upcoming projects.

We do lend on fire damaged properties but would be heavily weighed on the strength and experience of the operator with the properties condition.

We hire a vetted third party AMC or appraiser for all of our properties we are lending on. If you have a requested appraiser we can get their license, examples of appraisals, and see if we can get them added on our list of approved appraisers for future appraisals.

We cannot fund within 5 years of a recent bankruptcy or foreclosure.

We lend in all states except for North Dakota, South Dakota, Minnesota, Vermont, and Idaho.

We cannot lend to a personal name due to our loans being commercial loans. We can only lend to an entity i.e. LLC, S-Corp, C-Corp, etc…

Yes. Prior to closing we will responsibly source the funds that will be needed to close on property and also get through the project without running out of money. The funds would need to be moved into a personal or business bank account prior to closing. For our Rental DSCR there is a 3 month seasoning period for all funds to be in your accounts.

Depending on experience we require for 10-30% of the purchase price for money invested in the deal that is not covered by the approved loan amount. In addition, we look to see there is enough money available for closing costs, interest payments, and working capital before draws are paid.

For our Fix/Flip, New Construction, and Bridge loans we do not have any prepayment penalties. Our Rental DSCR loans have varying prepayment penalties that can be chosen from 1-5 years.

Our lender’s legal fee is $1000 and the commitment fee is $995 and a $40 wire fee. For each draw request the draw inspection fee is $250.

Depending on the loan product and duration the rates will vary based on experience, credit, and the overall deal. For our Fix/Flip, New Construction, and Bridge rates are currently between 10-12%. Rental DSCR are between 7.5-9.5%

Yes. Our leverages (LTC) and/or the percentage of the project that is needed to be brought into the deal (skin in the game) by the borrower will be lowered as more deals are completed. It is merit based and once you have completed 6+ projects you can unlock our highest leverage tier of 90% of Purchase and 100% of Construction up to a maximum of 70% ARLTV

Our minimum loan size is $100,000. We will lend sometimes below $100,000 on a case by case basis from $75,000-$100,000 depending on the deal structure and location. Our rental DSCR loans require a minimum of $100,000/unit for a refinance/purchase with our term loan program.

Trust can be complicated to lend on or refinance with but we can look at the trust documents on a case-by-case basis and determine what challenges or if it would preclude us from lending to one. The trust would be required to be irrevocable in all cases if we were able to lend to one.

After our application has been completed and submitted an underwriter from our team would reach out to go over the deal and information provided including financials, experience, and next steps. After the borrower interview call if we mutually decide to move forward we would order the appraisal from one of our vetted sources by either an AMC (Appraisal Management Company) or approved appraiser.

For our Fix/Flip, New Construction, and Bridge we will close typically in 2-3 weeks but can close faster with appraisal, title, and other necessary docs in hand. Our Rental DSCR can close in 4-5 weeks. We can close quicker with above-average response times, great organization, and preparation.

We do not fund construction funds up front. Depending on your relationship with your contractors we will reimburse completed work. As you complete work you can request a draw reimbursement and once we get the inspection.