Hard money, DSCR, bridge, construction, land, non-warrantable condos — structured around the asset, placed with lenders who move fast. No bank timelines. No conventional boxes.
| Program | Best Use Case | Max LTV | Credit Guidance | Typical Close |
|---|---|---|---|---|
| Hard Money Loans | Quick acquisitions | 65–75% | 500+ | 5–10 days |
| Bridge Loans | Interim financing | 70–80% | 520+ | 7–14 days |
| DSCR Loans | Rental properties | 75–85% | 580+ | 10–21 days |
| Investment Property | Portfolio building | 70–80% | 580+ | 14–21 days |
| Cash-Out Refinance | Access equity | 75–85% | 600+ | 10–21 days |
| Non-Warrantable Condo | Condo purchases | 65–75% | 580+ | 14–21 days |
| Vacant Land | Development financing | 50–65% | 560+ | 14–21 days |
| Construction Financing | Build-to-sell | 65–75% | 580+ | 10–21 days |
All terms are indicative and subject to underwriting. Final leverage, pricing, and approval depend on the specific asset, deal structure, and borrower profile.
Match your deal to the right structure. Most scenarios fall into one of these categories — and the right program affects both speed and approval probability.
Scenario: I'm buying a distressed property quickly and need to close in two weeks.
→ Hard Money Loan. Speed, asset-based underwriting, and flexible structure.
Scenario: I own a rental property and want to qualify based on the rent — not my tax return.
→ DSCR Rental Loan. Property income drives qualification.
Scenario: I'm building a new home or small development and need construction draws.
→ Ground-Up Construction Loan. Proceeds tied to milestone-based draws.
Scenario: I need to pay off an existing loan quickly while I wait for a refinance or sale.
→ Bridge Loan. Short-term capital with defined exit.
Scenario: I have equity in a property and want to pull cash out for a new deal.
→ Cash-Out Refinance. Up to 75% LTV on stabilized assets.
Scenario: I found a condo that the bank won't finance because of the building.
→ Non-Warrantable Condo Loan. Purpose-built for agency-declined projects.
Scenario: I own land or finished lots and want to refinance or acquire more.
→ Vacant Land Loan. Asset-based financing for development-path land.
Scenario: I want to access my equity but I don't want to touch my existing mortgage.
→ Second Mortgage or HELOC. Junior lien financing without disrupting the first.
Scenario: I'm not sure which program applies to my deal.
→ Not sure which program fits your deal? Submit the scenario. We'll review it and identify the right structure within 24 hours — no obligation, no application fee, no guesswork on your end.
The right program closes faster and costs less. Get it right from the start.
When a deal needs to move in days, not weeks, hard money is the play. Asset-based approval, minimal documentation, and closings in as few as 10 business days. Ideal for acquisitions, auctions, and distressed asset purchases where bank financing isn't an option.
Real estate investors, wholesalers, and fix-and-flip operators who prioritize speed and collateral strength over traditional credit profiles.
Single-family, multifamily, commercial, industrial, and specialty properties with strong collateral and clear exit strategy.
65–75% LTV based on as-is value. Higher leverage available for stabilized or value-add properties with strong exit strategy.
500+ FICO acceptable. Credit history secondary to asset quality and exit strategy. Bankruptcies, foreclosures evaluated on case-by-case basis.
Ideal for fix-and-flip, quick resale, or bridge to permanent financing. 6–12 month holding period typical.
5–10 business days with complete documentation. Same-day approval possible for qualified deals.
Acquisitions, payoffs, and time-sensitive transitions — bridge loans are built for when you need capital now and can't wait on a bank. Asset-based approval. Flexible terms. Fast close.
Homebuyers and investors moving between properties, relocation buyers, portfolio expansion situations.
Primary residence, investment property, rental units. Properties with clear value and motivated sale timeline.
70–80% LTV. Can bridge from current property equity when permanent financing contingent on sale.
520+ FICO. Bridge loans more flexible on credit than traditional mortgages. Income verification required.
Primary exit: sale of current property or refinance to permanent financing. Typical hold: 3–12 months.
7–14 business days. Fast underwriting with asset-based focus accelerates approval.
No tax returns. No W-2s. No DTI calculations. DSCR loans qualify on the property's income — making them the go-to product for investors scaling rental portfolios at speed. Close in as few as 21 days.
Real estate investors, portfolio landlords, self-employed individuals with strong rental income but complex W2 profiles.
Single-family rental, multifamily, duplex/triplex/fourplex, commercial lease-based properties with stable income history.
75–85% LTV for properties with DSCR 1.1x or higher. Lower LTV for DSCR 0.85–1.1x (no-ratio options available).
580+ FICO preferred. Lower scores considered if property performs (DSCR 1.2+). Focus on payment history over absolute score.
Hold-to-rent strategy. 5-year amortization or longer. Refinance to permanent DSCR or bank financing after stabilization.
10–21 business days. Income documentation review is most time-consuming step.
New construction financing with milestone-based draw schedules structured around your build plan and timeline. Whether your exit is a sale, rental, or permanent takeout — we align the capital to match.
Builders, contractors, developers with track record and qualified contractors. Investment partnerships.
Residential (single, multifamily), commercial office, retail, industrial, mixed-use with strong pre-sale or pipeline.
65–75% LTV of project budget. Funded via draw schedule. Developer equity requirement: 20–30%.
580+ FICO. Builder track record, contractor qualifications, and pre-leasing/pre-sales are primary factors.
Permanent loan at completion, pre-sales pipeline, or sale of completed units. 12–36 month construction timeline.
10–21 business days. Underwriting requires detailed budget, plans, and timeline review.
Submit your scenario and we'll evaluate it against the right program. If the deal makes sense on the asset, we'll structure it to close.
Collateral Quality
Property condition, location, marketability, and comparables evaluation.
Loan-to-Value
Conservative LTV limits based on property condition and appraisal.
Marketability
Ability to refinance or sell in local market. No exotic properties.
Asset Condition
Physical inspection, appraisal, and repair estimates for value-add deals.
Exit Strategy
Clear path to payoff: sale, refinance, or cash flow stabilization.
Borrower Experience
Track record in real estate, industry references, and skin in the deal.
Deal Structure
Leverage, timeline, equity cushion, and alignment of incentives.
Liquidity
Access to reserves, co-investment capability, and contingency capital.
It's rarely the asset. Most deals die because the structure was wrong, the package was incomplete, or the borrower submitted to the wrong lender. We fix all three before your deal goes to market.
Forgetting appraisal, title, legal, or inspection costs kills margin on fix-and-flip deals.
Vague "sell or refinance" isn't enough. Lenders want specific timelines and market evidence.
Missing bank statements, tax returns, or repair estimates stalls underwriting for weeks.
Using a DSCR loan when hard money is faster, or vice versa, costs time and money.
Pushing max LTV with weak equity cushion and no contingency capital for overruns.
Hidden structural, environmental, or mechanical problems become expensive post-close liabilities.
Let's structure your deal the right way.
