Real estate capital for operators — we underwrite the property in front of us: what it's worth, what your plan is, and how the loan gets repaid. Every advance rate we work to is printed on this page.
Banks decline capable operators for reasons that have nothing to do with the asset — a file that doesn't fit a rigid model, a timeline that doesn't fit a committee calendar, a structure that needs judgment instead of a checkbox.
We underwrite to the collateral and the exit. If the property supports the loan and the plan is credible, we can move. If it doesn't, you'll hear that from us quickly — and you'll hear the specific reason, not a form letter.
You reach the people who actually make the call on your deal. You get a yes, a no, or exactly what would need to change — not a form letter three weeks later, and not a call center that can't tell you why.
Every advance rate, minimum, and cutoff is on this page. Nothing surfaces at week three that we could have told you on day one — including the deals we won't do.
A one-deal squeeze doesn't earn the next nine. We price and structure expecting you to come back — which is also why we'd rather decline than talk you into a loan the property can't carry.
Every program is senior and first-lien. The advance rates below are maximums, not entitlements — final sizing is set per deal against the property, the business plan, and the exit.
Purchase plus renovation for 1–4 unit residential, underwritten to after-repair value with controlled draws and third-party inspection.
Infill new construction for experienced builders — single lots and small developments, sized to cost and funded through controlled draws.
Income-producing residential and small multifamily, sized against what the property earns rather than your personal income documentation.
If your transaction doesn't land cleanly in one of the three, send it anyway. If it's outside the box we'll say so directly — and where we can, point you in the right direction.
Advance rates shown are maximums within our credit box, not an offer of credit; final sizing and pricing are set per deal on your term sheet. Sponsor with a complex capital stack — tax credits, gap equity, structured capital? That's Capital Advisory →
The same advance rates our underwriters use, running in your browser. No email required, no credit pull, nothing submitted.
Indicative only. A sized deal is not a quote, a term sheet, or a commitment to lend. Final terms follow underwriting, third-party valuation, and title.
| Minimum loan size | $50,000 |
| After-repair value (fix & flip) | Up to 75% |
| Advance (fix & flip) | Up to 90% of purchase + 100% of rehab |
| Completed value (ground-up) | Up to 70% |
| Loan-to-cost (ground-up) | Up to 90% |
| Loan-to-value (DSCR rental) | Up to 80% (75% cash-out) |
| Loan term | 12 months (bridge / construction) · 30 years (DSCR) |
| Credit score | 660 minimum (680 for ground-up) |
| Borrower entity | LLC or corporation required |
| Occupancy | Non-owner occupied, business-purpose only |
| Prepayment penalty | None on bridge & fix-and-flip |
| Lien position | Senior, first-lien only |
| Geography | 47 states — not available in AR, LA, or MS |
| Experience | Newer operators considered under additional controls |
These are maximums, not entitlements. Final sizing is set per transaction against the asset, the business plan, and the exit.
No owner-occupied or consumer-purpose loans — business-purpose only.
No 5+ unit multifamily, mixed-use, or commercial property on these programs.
No raw or speculative land — ground-up needs permits or a clear path to them.
No mobile or manufactured housing, co-ops, or condotels.
No fully financed deals — your capital has to be in the project.
No lending in Arkansas, Louisiana, or Mississippi.
We publish this list because finding out in week three costs you more than reading it in minute one.
Term sheet typically within a business day of a complete submission. Close often inside a few weeks.
Borrower entity, property address and type, purchase price and budget, requested amount, and your exit. A complete file moves fastest — an incomplete one stops here.
We screen it against the credit box on this page and tell you whether it fits. A direct decline is worth more to you than a slow maybe, so that's what you'll get.
Amount, rate, points, term, and draw schedule, in writing, typically within a business day of a complete submission. If the deal doesn't work as submitted, the term sheet says what would have to change for it to.
Sponsor documentation, property valuation, scope and contractor bids, title and insurance, and a stress-tested exit. We anchor to real numbers, not projections.
Loan documents, confirmed first-lien position, title insurance, funded reserves — typically closing inside a few weeks. Conditions unsatisfied means no wire released, and that rule protects you as much as anyone.
Renovation and construction funds release against verified work in place with third-party inspection, so you're not carrying the whole budget yourself.
No. Send us the deal and we'll tell you whether it fits the credit box and roughly where it sizes. Credit is pulled later, once you decide to move forward on a term sheet.
$50,000. Below that the diligence and closing-cost structure doesn't work well for either side, so it's worth a quick conversation before you apply.
Often, yes. Newer operators are financed on a controlled path: a stronger credit profile, personal guarantees, a funded interest reserve, and tighter draw controls, usually starting with a lighter first project. The deal still has to stand on the collateral.
Our bridge and fix-and-flip loans carry no prepayment penalty — pay interest for the time you used the money and nothing more. On long-term DSCR rental financing, you choose from several prepayment structures up front, including none.
Funds release against verified work in place, confirmed by third-party inspection. You're not fronting the entire budget, and we're not releasing capital against work that hasn't happened.
We quote your exact rate and points on the term sheet, priced to the asset, the sponsor, and the term. We don't post a rate card, because real pricing is per deal — and a number on a page would be stale the day after we wrote it.
Yes — ground-up is one of our three programs, for experienced builders on infill lots and small developments. It's sized to cost with controlled draws, needs permits or a clear path to them, and is not available on raw or speculative land.
Send us the property, the plan, and the exit. We'll size it against the asset and tell you plainly whether we're the right capital for it.
This website is for informational purposes only and is not a commitment to lend. All financing is subject to underwriting approval, credit policy standards, satisfactory collateral and title, and applicable law. Advance rates shown are maximums within our credit box and are determined per transaction. Not an offer to sell or solicitation to buy securities.