Buy a property, fix it up, sell for a profit
Our Loan Programs
FIX & FLIP
“Flipping houses” is the main source of income for many of our clients. Profits can be tremendous.
How do we help? We fund your property purchase, and often the renovations too.
Also, some of the investors will hold the improved property rather than sell (flip) it. They refinance the property and add it to their real estate portfolio.
This is also a smart way to build wealth.
TRANSACTIONAL FUNDING
Funds while you briefly hold a property
Wholesalers especially love our Transaction Funding Program! They want to briefly own a property before selling it at a profit.
Recently we funded a 2-week hold of a mobile home park.
This client wasn’t even a wholesaler, but he found the deal, needed to buy it fast, then he re-sold the property a week later.
How do we help? We can provide you a short-term loan, for as little as one day.
"Thank you for making this transaction happen for us, we look forward to working with you on many more!"
~ Christina, Houston Wholesaler
2ᴺᴰ LIENS AND CROSS-COLLATERALIZATION
Additional funding in 2 ways: Get a 2nd mortgage, or use an additional property for collateral
EXAMPLE 1:
A savvy apartment building owner came wanting to increase his property’s value, to pull out more cash when he refinanced (a “cash-out refinance”).
But he needed cash to improve the property.
How did we help? We funded his renovations with a short-term 2nd Lien Loan.
He pulled out about $100,000 more from his cash-out refinancing because he first improved his property with our help!
EXAMPLE 2:
An investor did not have enough equity in his single-family rental to pull out renovation funds. We quickly funded his renovations using the value of another property he owns for additional collateral. We are glad to do this “cross-collateralizing” so our clients succeed!
LONG-TERM FUNDING
Lower rate mortgages for your held real estate portfolio
Long-term funding is important for a property held for more than 12 months.
How do we help? Whether for purchasing or refinancing a property, we got you.
A recent client told us we are “great to work with” after getting a mortgage on his 4-plex in San Antonio, Texas.
As with all our loan products, no proof of income is required.
"Thank you for agreeing to fund this deal. It was a super smooth and fast process"
~ David, San Antonio, TX
CONSTRUCTION
Buy a property, fix it up, sell for a profit
We just launched our Construction Loan Program, so we don’t yet have great experiences to share here!
That said, we soon start work with a Houston developer building a 4-plex on the outskirts of Houston.
He has worked with us before on other projects, and we will be working for his success.
"MAKE YOUR OWN" LOAN
We are a small private lender and we are flexible and creative for you
What do you need? We will find a way where there is value in the property to do it.
We are not opposed to “no interest payments” over a period of time. We love doing “no money down” deals.
In addition to property value, it also helps if you come recommended or we have worked with you before.
As a private lender, we are a lot more flexible than most “hard money” lenders.
We love making our existing clients happy.
"Thanks for everything, you’re awesome"
~ Houston investor, after 2ᴺᴰ flip
Frequently Asked Questions
What is a "private lending" vs a "hard money loan"?
You’ll see various definitions, but basically “Private Lenders” (like us) use their own money to lend and are usually faster and more flexible in funding their loans. A “hard money lender” is usually an institutional lender.
What are your interest rates?
Fix-and Flip loans are usually 12% with 2.5 points. Transaction (wholesale short-hold) loans are 1.5% to 3% points with no interest. Long-Term Funding is at very competitive market rates.
How fast can you fund?
We have funded in a day. You’ll need to quickly provide us with basic property and personal documents. The Title Commitment will need to be ready too. If you may need future fast funding, let’s definitely talk now.
How much can I borrow?
For loans less than 24 months, we lend $100,000 to $750,000. For longer-term loans, we loan up to $3,000,000.
Do you charge up-front fees?
Never.
Do you charge prepayment penalties?
Rarely. We’d let you know upfront.
Do you lend on land?
Yes, usually at 50-60% LTV.
How do “No Proof of Income” loans work?
Our loans are based on the value of the property, so we don’t need to know your income. Our loans are great for self-employed investors.
What documents do I need to provide for a “low doc” loan?
All of our loans are “low document” loans, with “no proof of income” required. Documents required for shorter-term loans usually include:
1. Entity formation documents
2. Good standing certificate (we can arrange this)
3. Source of funds for renovation, etc.
4. Purchase/Assignment Agreement
5. Photos, any MLS
6. Comps
7. Insurance
8. Title Commitment
9. Borrower IDs
10. Personal Asset Form
Loans over 12 months usually require additional documents, but never require proof of income.
Do you do 2nd lien loans?
Yes. We consider Loan To Value, and who holds the first lien. We may require additional property as collateral.
Will you lend to me as a new investor?
Usually we lend to experienced real estate investors. However, we may lend to a new investor where: (1) the investor is personally referred/known, (2) the deal terms show a probability of success, or (3) the investor has a high salary or net worth.
Do you require a credit check?
We make loans based on the value of the property, so usually not. We may, however, require a credit check for your first loan if you weren’t personally referred. We do not care if you have bad credit, but we want to see if you are now current on your obligations and that there’s no recent bankruptcy.
Do you fund ‘house hacks’ or live-in flips?
No. Consumer protection laws strictly prohibit us from lending on the non-owner-occupied property.
If I don’t have a down payment, can you cross-collateralize another property to lend me those funds?
Yes.
Do you lend your own funds?
Mostly, yes. Lending our own funds allow us a great deal of flexibility.
How can I get started?
You can (1) call us, (2) shoot us a message here, or (3) quickly apply for a loan here.
Contact us now!
Tell us about your funding needs. We will get right back to you!
