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.

Most of our loans close in an entity — LLC, corporation, or trust — since that's standard for investment property ownership. We can also structure loans to individuals in some cases. 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.

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.

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.

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.

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.

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 or rent roll 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.

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.