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Real estate investors

Underwritten on the deal, not your W-2.

Asset-first lenders care about purchase price, rehab budget, after-repair value and exit. A four-month-old LLC with a good deal beats a ten-year business with a bad one.

Pre-qualify in 4 minutes 612-927-2055
$75K–$50MLoan size
7–14 daysTypical close
90% / 100%Purchase / rehab
A real estate investor walking through a half-renovated single family house
Overview

Four structures that cover almost every investor deal

Fix & flip. Up to 90% of purchase and 100% of rehab, drawn in stages as work is completed. Interest-only, 12 to 24 months, no prepayment penalty. Close in as little as seven days when title is clean.

Bridge. Short-term capital to acquire, reposition or stabilize before permanent financing. Up to 80% LTV, interest-only, six to 24 months. The tool when a property doesn't yet qualify for a conventional loan but will.

DSCR rental. Qualify on the property's cash flow rather than your tax returns. No W-2, no personal DTI. 30-year fixed and interest-only options, 1.0x DSCR minimum on most programs, portfolio loans for multiple doors.

Ground-up construction. Land plus vertical costs on a draw schedule, for builders with a completed track record and a defensible pro forma.

  • $75,000 to $50,000,000 across the four structures
  • Close in 7 to 21 days on clean title
  • New LLCs eligible — the deal carries the file
  • No tax returns required on DSCR programs
  • Rehab drawn in stages with fast inspection turnaround
  • Portfolio and blanket lines for volume investors

90% / 100%

Of purchase and of rehab.

7–14 days

Close speed on clean title.

DSCR 1.0x

Qualify on the property's income.

Every figure here is a typical range across our network, not a quote. Real terms come from your file.
Rates & terms

What this program actually looks like.

Fix & flipUp to 90% LTC · 100% rehab · 75% ARV · 12–24 months
BridgeUp to 80% LTV · interest-only · 6–24 months
DSCR rentalUp to 80% LTV · 30-yr fixed or I/O · 1.0x DSCR minimum
ConstructionUp to 85% LTC · draw schedule · 12–24 months
RateFrom roughly 8.5% depending on structure and experience
Points1 – 3 typical
Close time7 – 21 days
PrepaymentNone on most flip and bridge programs

Ranges reflect typical structures across our lending network. Final terms are set by the funder after underwriting.

Qualifying

What underwriting looks for

  • 620+ FICO for most programs (higher for the best pricing)
  • Liquidity for down payment, points and reserves
  • Experience helps pricing; first-timers are still fundable
  • Property in a market with real comparable sales
  • Clean title and an executed purchase agreement
  • A defensible scope of work and budget
Check where I land

Documents to have ready

  • Executed purchase agreement
  • Scope of work and rehab budget
  • Comparable sales or a broker price opinion
  • Entity documents and operating agreement
  • Two months of bank statements showing liquidity
  • Schedule of prior projects, if any
  • Rent roll and leases on DSCR deals
Send statements as PDFs straight from online banking. Screenshots and scans slow underwriting by days.
The process

From first call to funded

  • 01

    Term sheet

    Send address, purchase price, rehab budget and ARV. Terms usually back within 24–48 hours.

  • 02

    Diligence

    Appraisal or BPO ordered, title opened, entity documents collected.

  • 03

    Approve

    Final underwriting on the asset, the budget and the exit.

  • 04

    Close & draw

    Fund at closing; rehab releases in stages as inspections clear.

Right fit

When this is the answer

  • A flip with real comps and a credible budget
  • A value-add multifamily needing 12 months to stabilize
  • A rental portfolio you want out of personal DTI
  • An auction or off-market deal with a hard deadline
  • A builder with completed projects and a signed pro forma
Look elsewhere

When it isn't

  • Owner-occupied primary residences
  • Land with no entitlement path or exit
  • A budget that ignores contingency and carry
  • Markets with no comparable sales
Questions

Real Estate Investor, answered.

Seven to fourteen days is realistic on a clean file, and we've seen faster. The bottleneck is almost never the lender — it's title, the appraisal, or an entity document nobody can find. Send the purchase agreement early and the rest follows.
No, but it prices the deal. First-time investors typically see slightly lower leverage and a point more in cost. Two or three completed projects moves you into materially better terms.
Debt service coverage ratio — the property's gross rental income divided by its total debt service including taxes, insurance and any HOA. A 1.25x DSCR means the rent covers the payment 1.25 times over. Most programs require 1.0x minimum; below that you're looking at higher reserves or lower leverage.
Yes, typically 100% of the rehab budget, released in draws as work is completed and inspected. You fund each stage and get reimbursed, so budget for carrying the first draw yourself.
Yes — most investor programs prefer it. A newly formed LLC is fine. These are commercial-purpose loans, so the entity structure is expected rather than a problem.
Ask Night Fox a different question
Also worth a look

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SBA 7(a) & 504

Up to $5M at the lowest rates and longest terms available.

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Equipment Financing

Up to $2M with $0 down options. The asset is the collateral.

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Line of Credit

Revolving access up to $750K. Draw, repay, draw again.

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Ready when you are

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A four-minute application, a soft review, and no impact on your credit. Travis reads every file personally and calls back with real options — usually the same business day.

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