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Frequently Asked Questions

Interior Design
  • What States Do You Provide Lending In?
    We offer different types of loans. Green States We Offer (No Minimum Credit Score | FHA Cap): Fix & Flips - Up to 90% Purchase Price - Up to 90% Rehab (Not to exceed 65% of ARV - ARV Will Not Exceed FHA Cap) Refinance - Reinvest into business up to 65% ARV - Cash Out up to 50% ARV (ARV Will Not Exceed FHA Cap) Blue States We Offer Fix & Flips Up to 85% Purchase Price Up to 100% Rehab Not Exceed 70% of ARV Collateral: Non-Owner Occupied 1-4 Family Real Estate; Condos; Townhomes; 5+ Unit Apartments; Mixed-Use Properties Minimum As-Is Property Value: $50k for Single-Family $25k per Unit for 2-4 Family $35k per Unit for Multi-Family (5+)/Mixed-Use Term: 12 – 18 Months Loan Amount: $50k – $7.5M for 1-4 Family, Condos, & Townhomes $250k – $10M for Multi-Family (5+)/Mixed-Use Rates As Low As 10.24% (Interest Only Charged on Outstanding Balance) Minimum FICO: 620 Pre-Payment Penalty: N/A Purchase & Hold Rental Property Collateral: Non-Owner Occupied 1-4 Family Real Estate; Condos; Townhomes; Planned Unit Development (PUD) Property Values: “As Is” Appraised Value Must Be $100k or Greater LTV: Purchase: Lesser of up to 80% of the As-Is Value or Up to 80% Loan-to-Cost Refinance: Up to 80% of the As-Is Value Cash-Out: Up to 75% of the As-Is Value Loan Amount: $55k – $2M Rates Starting at 6.15% Minimum FICO: 680
  • What Documents Are Required To Process My Loan?
    After you have paid your application fee and completed the full agreement / application via DocuSign, our Loan Analyst will send you a list of what documents are required as well as portal access to get them submited. Depending on the type of loan you are applying for, below is a list required documents: 2 MOST RECENT 1040 PERSONAL & BUSINESS TAX RETURNS - SIGNED ON PAGE 2 2 MONTHS BANK STATEMENTS - PLAID, CHECKING, SAVINGS, INVESTMENTS, RETIREMENT, STOCKS, ETC. (You can not edit or black out anything on the statements or they will be rejected.) ACH FORM AND VOID CHECK LEASE-EXPERIENCE (If renting out property) CONTRACTOR BID CONTRACTOR'S LICENSE & INSURANCE CONTACT INFORMATION FOR TITLE AND INSURANCE PURCHASE & SALES AGREEMENT EARNEST MONEY DEPOSIT TITLE COMMITMENT AND CPL HAZARD INSURANCE BINDER APPRAISAL/ RENOVATION REPORT LEASE AGREEMENT- SUBJECT PROPERTY SEPTIC INSPECTION (If applicable) WELL INSPECTION (If applicable) SCHEDULE OF REAL ESTATE OWNED SCHEDULE OF REAL ESTATE SOLD EXECUTIVE SUMMARY/ FINAL APPLICATION HUDS- EXPERIENCE ARTICLES OF ORGANIZATION/INCORPORATION IRS EIN LETTER OPERATING AGREEMENT OR BYLAWS CONSENT FORM DRIVERS LICENSE'S OR ITIN'S LETTER OF EXPLANATION ZERO TOLERANCE LOAN FRAUD POLICY
  • What Are Your Rates & Loan Origination Fees?
    Our loans are asset-based and our decisions are logic-based. That means we base our decisions about funding and rates on the perceived risk associated with the property. If you have a property under contract, submit it. Our rates are competitive in the private money market but we save our best rates for our best clients. Get started today to become one of those repeat, best clients! Get a property under contract and submit it!
  • How Long Does It Take To Close A Transaction From Start To Finish
    Three to four days after we receive all required documentation, which can often take three to four weeks. Though we can do it faster, a good estimate would be three to four weeks after we receive the basic application package. The key factor is the amount of time it takes you and your team to supply all the supporting documentation. We can do our part in 3-4 days, but first-time borrowers rarely get us the documents quickly enough and complete enough to meet that. Go for 30 days or more whenever you can.
  • I Am A Sole Proprietor. Can I Still Get A Loan?
    Yes, if you create an LLC, a corporation, an IRA, or a trust before the close of escrow.
  • Why Do You Only Lend On Non-Owner-Occupied Properties?
    Legal and regulatory reasons. Our current business model is to provide bridge loans to real estate investors for terms ranging from three to 24 months. As a result, it is not cost-effective for us to implement the complex and restrictive processes and rules required by regulatory agencies to do business with owner-occupants.
  • Will You Lend For Both The Purchase And The Repairs?
    Yes, for the right deals. If the numbers work and we think the deal will be profitable, we will loan on the After Repair Value (ARV). We recommend you have solid experience doing or managing such repair work. You will need to supply licensed contractor bids as well as meet certain other requirements. Bring us the deal and let’s discuss it.
  • I'd Like A Loan To Procure Funds To Have Cashier's Checks Ready To Pay For Properties At Auctions.
    Our funding is solely based on properties you already control via ownership or contract. We cannot provide cash in advance for auctions that require immediate payment. Since all loans are asset-based, we must have a lien as security on property you own. However; a way to procure funding prior to getting a property under contract is to have another property that is free and clear and take out a loan against it.
  • Why Do I need To By An Appraisal When I Already Have A CMA Or Existing Appraisal?
    We require a recent (less than 90 days old), independent, standards-based, third party, as-is evaluation of every property used as security. BPOs, CMAs, or outside appraisals do not generally satisfy all those requirements. Your best bet: Go with ours. They are performed by local appraisers in your market, working at competitive rates, and doing the appraisal the way we need it to be done. The appraisal report will come to us and you will receive a copy.
  • How Much Does The Appraisal Cost?
    Rates are determined by the going rates for appraisals in your market. This could vary between $300 and $600 (or more). The appraisal price also depends on the property type and location. A typical single family residence, condo, townhouse, or manufactured home may cost between $395 and $575. Multi-family units may cost between $550 and $645. If the property is in a rural area, it may cost more because of added drive time or appraiser availability.
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