FAQ

A business purpose loan is financing for an investment property, not a home you'll live in. The loan is made to an investor, LLC, or entity for a property that will be rented, flipped, or held as an investment. Because it's not a consumer mortgage, it isn't subject to the same regulations — which is why we can qualify these deals based on the property and the deal economics rather than your personal income.

Yes. We close all loans in an entity — LLC, corporation, or trust — since that's standard for business purpose lending on investment property. If you don't have an entity set up yet, we can point you in the right direction before you apply.

Single-family rentals, 2–4 unit properties, condos, townhomes, commercial buildings, and mixed-use/storefront properties, among others. We work with investors buying, refinancing, rehabbing, or building non-owner-occupied real estate.

We now have programs with no minimum credit score. That said, to qualify for most of our programs you should have a credit score around 650 or higher.

Often, yes. Banks decline investment property deals for reasons that don't apply to private lending — self-employment income that's hard to document, a property that needs work before it will appraise, an LLC borrower, or a timeline the bank can't move fast enough for. We underwrite around those situations regularly.

DSCR stands for Debt Service Coverage Ratio. Instead of verifying your personal income with tax returns and pay stubs, we qualify the loan based on whether the property's rental income covers its debt payment. If the rent covers the mortgage, taxes, and insurance, the deal generally qualifies — regardless of what you report on a W-2.

The minimum DSCR to qualify is 0.75x. For the best pricing and leverage, 1.0x or higher (meaning the rent fully covers the payment) is ideal, but lower ratios can still work — send us the numbers and we'll tell you exactly where a specific property lands.

Either can work. If the property is already leased, we can use the existing lease. If it's vacant or you're buying it, we use an appraiser's market rent estimate (Form 1007 or similar).

Up to 85% LTV on a purchase and up to 80% LTV on a cash-out refinance. Exact leverage still depends on the property, DSCR ratio, and credit profile — we'll run the specifics for your deal and give you actual numbers.

Yes. DSCR loans qualify off the property, not your personal income or experience, so first-time investors qualify the same way as seasoned ones.

We finance a portion of the purchase price and a portion — often all — of the rehab budget. Rehab funds are typically released in draws as work is completed and inspected, rather than handed over up front. The loan is short-term, built around your renovation and resale (or refinance) timeline.

You complete a stage of work, request a draw, and an inspector confirms it's done. Funds are released after that confirmation. This protects both sides — you're not carrying the full rehab cost out of pocket, and the loan stays tied to actual progress on the property.

No — we work with first-time flippers as well as experienced investors. Experience can affect leverage and pricing, but a lack of a track record isn't automatically disqualifying if the deal itself makes sense.

Extensions are usually available if you need extra time, typically for a fee. Talk to us before the maturity date rather than after — it's a much easier conversation early.

Single-family homes, 2-4 unit properties, condos, and townhomes typically qualify. Send us the property and scope of work and we'll confirm it's a fit.

Yes. If you've built equity through appreciation, paydown, or renovation, we can refinance the property and put that equity in your hands as cash — usable for another purchase, another rehab, or whatever you need it for.

No seasoning is required for most of our programs. Some programs may still have a holding period depending on the file, so it's worth a quick conversation to confirm for your specific deal.

Yes, this is a common scenario — you bought or rehabbed with short-term financing, and we refinance you into a longer-term loan (often DSCR) once the property is stabilized or the rehab is complete.

It's based on the property's current appraised value and the DSCR the deal supports at your target loan amount — not a fixed percentage of your original purchase price.

Yes. Since this is a business purpose loan, the funds aren't restricted to a specific use — many investors use it for another down payment, a rehab, or working capital.

Yes, for business-purpose builds — new single-family, multifamily, or small residential development intended as an investment, rental, or resale property. Financing generally covers land acquisition or payoff plus a construction budget, released in draws as the build progresses.

Generally: site control (owned or under contract), plans and a scope of work, a contractor or builder, and a construction budget. The more organized this package is, the faster we can quote and close.

Most investors either sell at completion or refinance into a longer-term loan (like DSCR) once the property is finished and, if renting, leased. We can plan that exit with you before construction even starts.

Yes. Financing can include acquiring the lot (or paying off an existing lot loan) plus the full construction budget, structured as one loan.

Similar to fix-and-flip — funds are released in draws as each phase of construction is completed and inspected, keeping the loan tied to actual progress.

A single loan secured by multiple properties instead of one loan per property. It's common for investors buying a package of rentals at once, or consolidating several individually-owned properties under one loan with one payment.

Yes — portfolio loans require 2 or more properties, with each loan usually capped at 10+ properties. Send over the property list and we'll tell you what's realistic for your deal.

Yes, portfolio loans commonly span properties across multiple states. Underwriting looks at the portfolio's combined cash flow and value rather than requiring everything to sit in one market.

No. A portfolio can mix single-family rentals, small multifamily, and other property types, as long as each one cash-flows and fits our overall guidelines.

In some cases, yes — properties can be released from a portfolio loan as it pays down or is refinanced. Ask us about the specific release terms for your deal.

Yes. Our DSCR program covers 1-10 units, including 5-10 unit small balance multifamily. You still qualify on the property's rental income instead of personal income or tax returns.

It's not a different loan type — it's the same DSCR program and the same underwriting as a 1-4 unit property. We qualify off the property's leases, just like any other DSCR deal — no rent roll, no income & expense statement, no personal tax returns.

Yes — 680, slightly higher than our 1-4 unit DSCR program given the larger loan size.

Yes. Cash-out refinances work the same way as purchases — qualified off the property's leases at up to 75% LTV.

Yes. Airbnb and VRBO units are eligible and underwritten the same as long-term leased units.

A DSCR loan still requires the property to hit a minimum debt service coverage ratio. A No-Ratio loan removes that floor entirely — there's no rent roll and no DSCR calculation. You're underwritten on the asset itself, not on whether it currently cash-flows.

Investors buying a vacant property, a new acquisition without lease history, or any deal where the numbers don't pencil on a standard DSCR test but the deal still makes sense.

Minimum 680 for a purchase, 720 for a refinance.

Up to 75% LTV on a purchase and up to 70% on a cash-out refinance, varying by loan amount.

No, not on the No-Ratio program. Foreign national borrowers should check out our dedicated Foreign National loan program instead.

Yes. It's a DSCR loan qualified on the property's actual or projected short-term rental income instead of your personal income or tax returns.

Yes. If the property doesn't have rental history, we use a third-party market rent projection report based on comparable short-term rentals in the area.

680.

Up to 80% LTV on a purchase and up to 75% LTV on a cash-out refinance.

No — zoning, permits, and HOA rules are separate from financing and are on you to confirm before you buy.

Yes. Our Commercial Loan program covers retail, office, industrial, and mixed-use properties, both investor and owner-occupied. Income-producing deals are underwritten off the property's cash flow and must clear a minimum 1.10 DSCR; owner-occupied purchases are evaluated on the business itself.

Three paths: Tax Return (full financials), Lite Doc (bank statements), and No Doc (no income documentation). You pick the tier that fits your situation.

Retail, office, industrial, warehouse, and mixed-use properties, both investor-owned and owner-occupied.

Yes — our No Doc tier doesn't require income documentation. Lite Doc uses bank statements instead of tax returns.

650, though your doc tier and the property's cash flow also factor into the final decision.

Yes. We offer DSCR financing for foreign nationals purchasing or refinancing US investment properties — no US credit score, no SSN, and no visa required.

No. Foreign national loans qualify on the property's DSCR (minimum 1.00x) rather than a US credit score or credit history.

A valid passport, proof of funds for the down payment and reserves, and the same property-level documentation as any DSCR deal — no US tax returns or pay stubs.

Yes — like all of our loans, foreign national loans close in an LLC or business entity.

Leverage is generally a bit more conservative than a US-citizen DSCR loan — send us the deal and we'll confirm the exact number for your situation.

A second position loan lets you tap the equity in an investment property without touching your existing first mortgage. It sits behind your current loan in lien position, so your first mortgage's rate and terms stay exactly as they are.

No. Your first mortgage stays in place untouched — the second position loan is a separate loan secured behind it, giving you access to equity without refinancing your original loan.

Most investors use it for a down payment on another property, a rehab, or working capital — it's a business purpose loan, so the funds aren't restricted to a specific use.

It's most common behind a DSCR first mortgage, but the property just needs enough equity to support the second lien.

It's based on the combined loan-to-value of both the first and second mortgages against the property's current appraised value.

Apply directly through our online form, or call (862) 293-2467 and we'll walk the deal through with you first. Either way, a member of our team will follow up to go over the property and your goals.

We can close in as fast as 14 days, depending on the loan type and how quickly documentation comes together. Private, business-purpose lending is built to move faster than a conventional bank. Tell us your target closing date up front and we'll tell you honestly whether it's realistic.

It's lighter than a conventional mortgage application — no tax returns or pay stubs. Typically we ask for:

• Entity documents — Articles of Organization and Operating Agreement (or equivalent) if you're closing in an LLC
• Government-issued ID for each borrower or principal
• Purchase contract (for a purchase) or a recent mortgage statement (for a refinance)
• Proof of insurance or an insurance binder on the property
• Deal-specific items — a lease for DSCR deals, or a scope of work and rehab budget for fix-and-flip and construction loans

Once we know your loan type, we'll send an itemized checklist for your specific deal.

Yes, regularly. If you're a broker, agent, or partner sending deals our way, reach out and we'll set up a straightforward way to submit and track them.

A dedicated member of our team is assigned to your file from application through closing, so you're not bounced between different people.

Loan type, leverage, credit profile, DSCR or deal economics, and property type all factor in. Because every deal is priced individually rather than off a fixed rate sheet published to the public, the most accurate answer comes from running your actual numbers.

Some programs include a prepayment penalty structure, others don't — it depends on the loan and often trades off against rate. We'll flag this clearly before you commit to a program, not bury it in the fine print.

Short-term loans (fix-and-flip, ground-up construction) are generally built around your project timeline, often extendable. Longer-term loans like DSCR are commonly structured as 30-year fixed or adjustable products designed to be held.

The minimum loan amount for most of our programs is $75,000. Some programs may vary by property type — send us the deal and we'll tell you directly whether it's a fit.

Rates are driven primarily by the loan type, leverage, and deal economics rather than the state — though property insurance and closing costs can vary regionally.