Direct private money lender for investors
Under contract? Don’t lose the deal waiting on your lender.
Most deals fund in 3 weeks on average, and 2 weeks with rapid close and a complete submission. Rehab draws paid in 24 to 48 hours. One loan officer, one needs list, no surprises at closing.
- No credit pull to start
- Answers within one day, Monday to Saturday
- No tax returns
The real cost of a slow lender
The rate isn’t what kills a flip. The delay is.
Every week a lender stalls, you pay interest, taxes, insurance and utilities on a house that isn’t moving. Miss the closing date and you can lose the deal, your earnest money and the profit with it.
Our points pay for a lender that tells you up front what it needs, gives you one dedicated loan officer and keeps your deal moving. See what we need to close fast.
Example: $400K fix and flip loan
- Interest on 2 extra weeks at 10.5%
- about $1,600
- Taxes, insurance and utilities
- keep running
- Missed closing date
- the whole deal
Speed and certainty are the product. Our rates and fees are on your term sheet up front. No surprises at closing.
Do we lend in your state?
Pick where the property is.
Recently funded
Real loans funded for our investors. City and state only, amounts rounded.
- 3 DSCR rental loans$814K totalMenifee, CA
- Fix and flip$1.2MLos Angeles, CA
- DSCR rental$332KTemecula, CA
- Fix and flip$198KAlbany, NY
- Fix and flip$155KTroy, NY
- DSCR rental$184KColumbus, OH
- DSCR rental$112KSan Antonio, TX
Five loans for the way investors actually work
Every program is for non owner occupied 1 to 4 unit residential property, held in an entity. No tax returns. No income verification.
Fix and Flip
Buy, renovate and sell 1 to 4 unit homes.
- 90%of purchase
- 100%of rehab
- $50K to $3.5Mloan size
- 10.5%rates from
- 2.50 ptsunder $1M
DSCR Rental
Long term loans qualified on the rent, not your tax returns.
- 80%LTV on purchase
- 1.05xminimum DSCR
- 30 yrfixed or ARM
- 7.5%rates from
- 2.50 ptsunder $1M
Bridge
Short term money for finished or rent ready properties.
- 85%loan to cost
- 70%loan to value
- 12 moterm
- 10.5%rates from
- 2.50 ptsunder $1M
Ground Up Construction
Build spec, infill and tear down homes from the ground up.
- 100%of construction
- 70%of ARV
- Up to 24 moterm
- 11.5%rates from
- 2.50 ptsunder $1M
Rental Portfolio
One loan for several rentals in the same state.
- 1 loanmany rentals
- 80%LTV on purchase
- 1.05xminimum DSCR
- 7.5%rates from
- 2.50 ptsunder $1M
From first call to funded
One clear path, one point of contact, and one complete needs list.
Send your deal
A short form with the property, the numbers and your plan. No credit pull to get started.
Talk to a loan officer
Your dedicated loan officer reaches out within one day, Monday through Saturday, to review the deal and structure it.
Get terms and portal access
You receive your terms and one complete needs list, then upload everything in your own portal.
Close and fund
Most deals fund in 3 weeks on average, and 2 weeks with rapid close and a complete submission. Rehab draws are paid in 24 to 48 hours.
What slows a closing, and how to avoid it
Most delays have nothing to do with the loan. They come from documents that aren’t ready. Get these right and your deal moves.
LLC documents
The entity name must match exactly on the contract, title and insurance, and the LLC must be in good standing. Have your articles, operating agreement and EIN ready.
Insurance
Start early. The policy must be in the LLC’s name and meet our requirements. We can quote it for you.
Title
Old liens, judgments and unpaid loans hold up closings. Open title early so any issues get cleared before closing day.
Purchase agreement
Send it fully executed, with every page signed and initialed and all addendums included.
Scope of work
For flips and ground up, itemize the work line by line. A vague budget slows the appraisal and your draws.
Rehab draws paid in 24 to 48 hours
With Snap Draws you photograph the completed work on your phone through the portal. We review the photos and release funds, usually within 24 to 48 hours. No waiting on an inspector.
- For fix and flip, tear down and ground up projects on single unit properties
- Up to 10% of your rehab budget can be set aside as contingency
- Track every draw, extension and payoff in your portal
| Snap Draws | Inspector | |
|---|---|---|
| Typical turnaround | 24 to 48 hours | 3+ business days |
| Cost per draw | $300 | $270 plus $30 wire |
| Who documents the work | You, by phone | Scheduled site visit |
Brokers, bring us your investor deals
Offer five investor loan programs without building a lender relationship from scratch. Your client pays the same fee whether they come through you or directly, so they have no reason to go around you.
- Your own portal to submit, track and fund deals
- Borrower protection on the clients you bring
- Paid from escrow at closing
- Back office support through funding
Broker partner
Work your clients in your own portal and share in the origination fee on every deal you close.
Referral partner
Hand us the deal and we do the work. You earn a referral fee, plus a fee on your client's repeat business for 12 months.
What clients say
He is not only my broker but also a great friend and adviser for me.
Nate was informative, caring and reliable from beginning to end.
He has done an impeccable job.
Simply put, you are awesome.
Run your numbers first
See your DSCR or your flip profit and estimated loan amount before you apply.
Investor guides
Straight answers to the questions investors ask us most.
Free investor guide
Read Your Deal Like a Lender
A 14 page playbook from a direct lender. Learn how lenders size, score and fund 1 to 4 unit deals, so you can structure yours for the most leverage.
- The formula for your max offer price at full leverage
- DSCR math that tells you your loan size before you submit
- The BRRRR refinance test and the 180 day seasoning rule
- Ten deal killers, plus a printable Deal Worksheet
Get the free guide
- 14 pagesof lender math
- Worksheetprintable
- Freeinstant download
Written by a direct lender in lending since 2005. Your information stays private.
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Common questions
Are you a direct lender or a broker?
How fast can you close?
What fees do you charge?
Do I need experience?
Do you check income or tax returns?
Which states do you lend in?
Is this hard money?
Tell us your closing date. We’ll tell you within one day if we can hit it.
Monday through Saturday. Send the basics and your dedicated loan officer will reach out.