Our decision is based on the property, the type of transaction, and your experience. For most transactions we will lend up to 90% of the purchase price, plus rehab costs or 65% of the as-is or after-repair appraised value, whichever is less. Ask a broker about your specific deal.

Yes! If you provide more than one property as security (cross-collateral) we can provide 100% financing. If you don’t have free and clear property, find a partner that does! Sharing half of a nice profit beats not being able to do the deal! We recommend finding deals and purchasing property below appraised value as the best way to secure 100% financing.

Our loans are asset-based and our decisions are logic-based. That means we base our decisions about funding and rates on the perceived risk associated with the property. If you have a property under contract, submit it. Our rates are competitive in the private money market but we save our best rates for our best clients. Get started today to become one of those repeat, best clients! Get a property under contract and submit it!

Just about everywhere, but there are these few exceptions: California, Arizona, Oregon, Idaho, Nevada, Utah, North Dakota, South Dakota, Minnesota, New York, New Jersey, Vermont and North Carolina. Feel free to ask your broker for lender referrals in these states.

Yes! Having a proof of funds will significantly improve your chances of getting and closing your real estate deal! If you’re making offers on real estate, the Proof of Funds Letter is a simple but powerful addition to the Offer Package. All we need is your information, the property address and the offer amount. Note this is not a guarantee of future funding.

Yes! Get a pre-qualification letter and show sellers you mean business. This process takes a look at investor experience and personal financial profile. Any fees paid for pre-qualification will be credited towards your application fee.

Look for people that have a need to sell and get to them before your competitors do. The simple answer is: wherever you have the least competition. The harder they are to find, the less competition you will have, and the better your chances for a good price. It requires work, but it is work that can end in a deal with profit as opposed to work that spins wheels but never gets a profitable deal. For instance: talk to probate or divorce attorneys, find ugly houses, contact out-of-state owners, etc. Be creative!

One where everyone makes money! Consider not only the purchase proce and rehab costs, but the appraisal fee, closing costs, loan payments for the duration of construction, as well as closing costs for your final sale of the property.

Yes, for the right deals. If the numbers work and we think the deal will be profitable, we will loan on the After Repair Value (ARV). We recommend you have solid experience doing or managing such repair work. You will need to supply licensed contractor bids as well as meet certain other requirements. Bring us the deal and let’s discuss it.

Using a true self-directed IRA, you buy the property in the name of the IRA, furnish the earnest money from the IRA, apply for the loan in the name of the IRA, pay all costs from the IRA, and put all the profit back into the IRA. This is a topic that requires much more detail than we have room for here. There are many IRA administrators that offer these accounts. You should seek legal and financial advice first.

Yes! We love flippers! If the deal makes sense, we will help you get it done. Speak to a broker for more details.

Our current business model is to provide bridge loans to real estate investors for terms ranging from three to 24 months. As a result, it is not cost-effective for us to implement the complex and restrictive processes and rules required by regulatory agencies to do business with owner-occupants.

No. Our loans are asset-based. We base our loans on the value of the asset, not on your credit score, income, or the size of your debts. However, a high credit score can potentially get you our better rates.

Three to four days after we receive all required documentation, which can often take three to four weeks. Though we can do it faster, a good estimate would be three to four weeks after we receive the basic application package. The key factor is the amount of time it takes you and your team to supply all the supporting documentation. We can do our part in 3-4 days, but first-time borrowers rarely get us the documents quickly enough and complete enough to meet that. Go for 30 days or more whenever you can.

Rates are determined by the going rates for appraisals in your market. This could vary between $300 and $600 (or more). The appraisal price also depends on the property type and location. A typical single family residence, condo, townhouse, or manufactured home may cost between $395 and $575. Multi-family units may cost between $550 and $645. If the property is in a rural area, it may cost more because of added drive time or appraiser availability.

Yes, if you create an LLC, a corporation, an IRA, or a trust before the close of escrow. The process is very simple in most states. Check with your Secretary of State’s office for more information.

Our funding is solely based on properties you already control via ownership or contract. We cannot provide cash in advance for auctions that require immediate payment. Since all loans are asset-based, we must have a lien as security on property you own. The primary way to procure funding prior to getting a property under contract is to have another property that is free and clear and take out a loan against it.

Yes! As long as they mention you in their application and you’ll earn a 0.5% discount on your next deal, once their loan closes. Earn up to a 2% discount on fees when you refer at least four new clients.