Fix and flip capital from a lender that actually invests in this market
What we fund
- Fix and flip loans. Acquisition plus rehab capital for residential properties, typically up to four units, that the borrower is buying to renovate and resell.
- Bridge loans. Short term capital for an investor who needs to close quickly, refinance an existing position, or buy time to stabilize a property before a longer term refinance.
- Light rehab and cosmetic projects. Smaller draws for value add work that is closer to a wholetail than a gut rehab.
- Select new construction. Ground up residential projects with experienced builders we have an existing relationship with.
We lend on residential and small mixed use property. We do not currently fund consumer purpose loans, owner occupied transactions, or large commercial assets.
How we underwrite
Our underwriting is project first. We look at three things, in this order:
- The property. What is it worth today, what will it be worth after the renovation, and is the as is and after repair value supported by recent comparable sales?
- The plan. Is the scope of work realistic for the property, the budget, and the timeline? Have you accounted for the items that usually surprise investors, including permits, sewer or cesspool issues, and certificate of occupancy questions?
- The borrower. Is this a project you can execute? We work with first time investors, but we want to see that the team or contractor on the project knows what they are doing.
We underwrite quickly. In most cases we can return a written term sheet within one to two business days of receiving the deal package.
Loan terms
Specific terms are quoted per deal because pricing depends on the property, the leverage, the borrower, and the timeline. As a general guide, our typical loan parameters are:
- Loan size. Smaller balance loans, sized to residential investment deals.
- Term. Six to twelve months, with extensions available for projects that need more time.
- Leverage. Up to a meaningful percentage of purchase plus a meaningful percentage of rehab, capped against after repair value. We do not push leverage beyond what the project can support.
- Draws. Construction draws are released against completed work, with prompt inspections so you are not waiting on capital while the job site sits idle.
- Interest only. Monthly interest only payments during the term, with the principal due at payoff.
Why investors borrow from us
We are a direct lender, not a broker, so the answer you get from us is the final answer. We do not shop your file behind the scenes.
We close. We have the capital on hand to fund our own loans. There is no warehouse line and no capital partner that can change its mind on closing day.
We know this market. Because we acquire and renovate property here ourselves, we understand what a project really takes. That shows up in faster underwriting, more realistic budgets, and fewer surprises.
We are reasonable when projects do not go to plan. Renovations run long. Permits get held up. The right response is usually a conversation about a path forward, not a default letter. We treat our borrowers the way we would want to be treated.
Submit a deal
Send us the property address, the purchase price, your rehab budget, your projected after repair value, and a quick note on your background. We will come back with a written term sheet.