Real Estate Loan Programs

Discover a wide range of real estate loan programs designed to fund your residential fix-and-flip, ground-up construction, and rental property projects with flexible terms and fast approvals.

Bridge Loans — Fix and Flip

A close-up of hands interacting with a laptop, focusing on one finger pointing at the screen while the other hand types.
01.
Property Types:
Residential (1-4 units)
02.
Loan Amount:
$150,000-$3,000,000
03.
Maximum Loan to Cost:
90% of purchase and 100% of rehab costs
04.
Maximum Loan to ARV:
75%
05.
Term Length:
12 months, up to 18 at lender discretion
06.
Recourse:
Full recourse

Ground-Up Construction Loans

  • Property Types: Residential (1-4 Units)
  • Loan Amount: $150,000-$3,000,000
  • Maximum Loan to Cost: Up to 75% of the lower of land value or purchase price (60% if unpermitted), plus 100% of construction costs. Max 85% of total project costs (up to 90% if interest reserve is financed). LTC Catch-Up Draw available to raise initial advance to 75% at approval of required plans/permits post-closing.
  • Maximum Loan to ARV: 70%
  • Term Length: 12 months, up to 18 at lender discretion
  • Property Count: Min – 1 | Max – 2
  • Recourse: Full recourse
  • Interest Reserve: Minimum 1 month required
  • Experience Required: 1-2 previous ground-up projects required. GCs permitted if experience ties to ground-ups. Guarantors with no experience are considered on a case-by-case basis.
  • Non-owner-occupied 1-4 unit residential
  • Townhomes
  • Condos
  • Mixed-use properties
  • 5+ unit multifamily
  • Condotels, Co-ops, TICs
  • Commercial property
  • Log homes
  • Properties subject to oil and/or gas leases
  • Operating farms, ranches, or orchards
  • Vacation or seasonal rentals
  • Rural properties

Stabilized Bridge Loans

Purpose: Bridge financing on a property that was recently renovated or constructed and is currently or soon to be listed for sale.

  • Loan Amount: $150,000-$3,000,000
  • Term Length: 12 months, up to 18 at lender discretion
  • Property Types: Single-family/2-4 units/townhomes/PUD/warrantable condos
  • Max LTC: 85% of purchase price + verified completed capex if property owned for less than 6 months
  • Max LTV: 70%
  • Min DSCR: N/A
  • Property Condition: C2 or better
  • Min FICO: 660
  • Collateral Restrictions: Property value within the 90th percentile of the market. No rural, exotic, or unique properties.

Purpose: Bridge financing on a property that is currently rented or soon to be rented, but is not yet ready for permanent financing.

  • Loan Amount: $150,000-$3,000,000
  • Term Length: 12 months, up to 18 at lender discretion
  • Property Types: Single-family/2-4 units/townhomes/PUD/warrantable condos
  • Max LTC: 85% of purchase price + verified completed capex if property owned for less than 6 months
  • Max LTV: 70%
  • Min DSCR: 1.10 Exit DSCR based on the lower of in-place rent and market rent
  • Property Condition: C4 or better with no deferred maintenance
  • Min FICO: 660
  • Collateral Restrictions: No rural, exotic, or unique properties.

Rental Loans — Single Property

  • Property Types: Single-family/2-4 units/townhomes/PUD/warrantable condos
  • Loan Amount: $100,000-$2,000,000
  • Loan Types: 30-year fixed rate mortgage (fully amortizing or partial 10) | 5/6, 7/6, 10/6 hybrid ARMs (partial 10 or fully amortizing)
  • Maximum Loan to Cost: If owned less than 3 months – 80% of total cost basis
  • Maximum Loan to Cost: If owned less than 3 months – 80% of total cost basis
  • Maximum Loan to As-Is Value: Purchase/rate-term refinance – 80% | Cashout refinance – 75%
  • Minimum DSCR: 1.05x (gross rent/PITIA)
  • Term Length: 30 years
  • Recourse: Full recourse only
  • Minimum Guarantor FICO: Mid-score of 660
  • Leased Units: Lower of (i) in-place rent and (ii) market rent
  • Unleased Units: 100% of market rent (purchase loans only or 1 unit of a 2-4 unit refinance)

Rental Loans — Portfolio

  • Property Types: Single-family/2-4 units/townhomes/PUD/warrantable condos
  • Loan Amount: Minimum property value – $100,000 | Maximum loan amount – $2,000,000
  • Loan Types: 30-year fixed rate mortgage (fully amortizing or partial 10) | 5/6, 7/6, 10/6 hybrid ARMs (partial 10 or fully amortizing)
  • Maximum Loan to Cost: If owned less than 3 months – 80% of total cost basis
  • Maximum Loan to As-Is Value: Purchase/rate-term refinance – 80% | Cashout refinance – 75%
  • Minimum DSCR: Portfolios with ≤$2MM and ≤10 properties – 1.05x (gross rent/PITIA) | All other portfolios – 1.20x (net cash flow/debt service)
  • Term Length: 30 years
  • Recourse: Full recourse
  • Minimum Guarantor FICO: Mid-score of 680
  • Minimum Occupancy Rate: 90% by unit count
  • Leased Units: Lower of (i) in-place rent and (ii) market rent
  • Unleased Units: 100% of market rent (purchase loans only)

States We Serve

Our financing solutions cover 39 states and Washington, DC, including Alabama, Alaska, Colorado, Connecticut, Delaware, Florida, Georgia, Hawaii, Illinois, Indiana, Iowa, Kansas, Kentucky, Louisiana, Maine, Maryland, Massachusetts, Michigan, Mississippi, Missouri, Montana, Nebraska, New Hampshire, New Jersey, New Mexico, New York, North Carolina, Ohio, Oklahoma, Pennsylvania, Rhode Island, South Carolina, Tennessee, Texas, Virginia, Washington, West Virginia, Wisconsin, and Wyoming.

Note: Our service is not currently available in Arizona, California, Idaho, Minnesota, Nevada, North Dakota, Oregon, South Dakota, Utah, or Vermont.