Frequently Asked Questions

We offer a variety of loan products for real estate investors including: Fix & Flip Loans for purchasing and renovating properties, Bridge Loans for short-term financing needs, Rental Portfolio Loans for buy-and-hold investors, Rent-to-Own Loans for creative financing strategies, Business Purpose Loans using real estate as collateral, and Cash-Out Refinance to unlock equity from existing properties.

Our typical requirements include: a minimum credit score of 620 (though we focus more on the deal than your credit), 10-25% down payment for purchases or 25%+ equity for refinances, a clear exit strategy (sale, refinance, or rental income), and the property must be non-owner occupied (investment property only). Experience is preferred but not always required—we work with both new and seasoned investors.

Most loans close within 7-10 business days from application. If you have all documentation ready and the property appraises quickly, we can sometimes close in as little as 5-7 business days. Rush closings may be available for time-sensitive deals. You'll receive a preliminary loan quote within 24 hours of submitting your application.

Loan terms vary by product: Fix & flip loans typically have 6-12 month terms, bridge loans 3-12 months, and rental loans offer longer-term options including 30-year amortization. Interest rates are competitive and depend on the loan type, LTV, and borrower experience. Origination fees range from 2-4 points. You'll receive specific terms tailored to your deal in your loan quote.

Yes! For fix & flip loans, we can finance up to 100% of the renovation costs. Rehab funds are held in escrow and disbursed in draws as work is completed and verified by our team. This ensures you have the capital needed to complete your project while protecting everyone's investment.

We finance non-owner occupied residential investment properties including single-family homes, 2-4 unit properties, townhomes, and condos. Small multi-family properties (5+ units) may be considered on a case-by-case basis. Properties must be in marketable condition or have a clear renovation plan. We do not finance owner-occupied primary residences.

Most of our short-term loans (fix & flip, bridge) have no prepayment penalty, allowing you to pay off the loan early when you sell or refinance without additional fees. Some longer-term rental loans may have a prepayment structure for the first few years. Specific terms will be disclosed in your loan quote and loan documents.

We work with both new and experienced investors! First-time borrowers may need to demonstrate stronger financials, present a solid deal with good profit margins, and show a clear exit strategy. We're happy to discuss your specific situation and guide you through the process. Many of our long-term clients started with us on their first deal.

You can apply by filling out the contact form on our website, calling us at (984) 384-6120, or emailing us at [email protected]. Provide basic information about your deal including property address, purchase price, estimated rehab budget (if applicable), and your exit strategy. Our team will review your submission and provide a loan quote within 24 hours.

For an initial quote, you just need basic deal information. Once approved, you'll need: Property documents (purchase contract, photos, rehab budget), Borrower documents (government ID, proof of funds, experience resume, credit authorization), Entity documents if applicable (Articles of Organization, Operating Agreement, EIN), and Insurance at closing (builder's risk or hazard insurance).

Within 24 hours, you'll receive a preliminary loan quote with proposed terms. If you accept, we'll request supporting documents and begin underwriting. This includes ordering a property valuation, conducting title search, and verifying your information. Once underwriting is complete and conditions are met, you'll receive final approval and clear to close. Closing typically takes place at a title company or with a mobile notary.

Our typical timeline: Application takes about 5 minutes, you receive a quote within 24 hours, document collection takes 1-2 days, underwriting and appraisal takes 3-5 days, and final approval comes within 1 day after underwriting completion. Total time from application to close is typically 7-10 business days, sometimes faster with complete documentation.

Yes, we require an independent property valuation to determine current value and, for fix & flip loans, the after-repair value (ARV). The type of valuation may vary from a full appraisal to a broker price opinion (BPO) depending on the loan type and amount. We order the valuation and the cost is typically included in your closing costs.

Typical closing costs include: origination fee (2-4 points), appraisal/valuation fee, title insurance, recording fees, document preparation fees, and any applicable state/local fees. All costs will be clearly disclosed in your loan estimate before you commit to proceeding. We believe in full transparency with no hidden fees or surprises at closing.

Yes! We can provide a pre-qualification letter based on your financial profile and experience. This shows sellers you're a serious buyer with financing lined up. However, final loan terms and approval are always subject to the specific property and deal. Pre-qualification helps you move faster when you find the right opportunity.