Fix and flip
Purchase and rehab in one facility. Rehab released in draws against completed work, inspected and wired same day.
$25K to $1M+ · 5 to 10 days
Private capital for real estate
Capital for investors who move first.
$25K to $1M+ for purchase and rehab, funded together. No committee, no tax returns, one person to call.
Submit a dealTwo minutes. No credit pull to get a number.
What gets funded
Six instruments, one decision maker.
If the deal makes sense, the structure follows. Below is what I actually write, with the terms that matter rather than the ones that sound good.
BRRRR
Short-term acquisition and rehab, structured from day one to refinance cleanly into long-term debt without a seasoning fight.
$25K to $750K · 7 to 12 days
Ground-up construction
Land plus vertical, drawn against a schedule of values. Contractor bids reviewed before close, not after.
$150K to $1M+ · 10 to 14 days
DSCR purchase and refinance
Long-term rental debt qualified on the property's income. No tax returns, no W2s, no employment history.
$75K to $1M+ · 14 to 21 days
Rental portfolio refinance
Pull equity across multiple doors in a single instrument instead of running five closings in parallel.
5+ doors · 21 to 30 days
Wholesaler transactional funding
Same-day capital for a double close, with a proof of funds letter issued ahead of it so your buyer takes you seriously.
A to B / B to C · Same day
Run the numbers
Check the deal before you call anyone.
Most calculators subtract rehab from ARV and call the rest profit. This one charges you points, interest over the hold, closing on both sides, monthly carry, and the six percent it costs to sell. That gap is what kills first deals.
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Rates run 9% to 15% depending on credit and experience, so this opens mid-band. Assumes 100% of purchase and rehab financed, interest only. Buy-side closing at 2% of purchase. Sell-side at 6% of ARV for commission and closing.
Net profit
$26,950
Maximum offer, 70% rule$144,500
Purchase and rehab$220,000
Cost of capital$15,400
Closing and carry$5,550
Cost to sell$17,100
All in$258,050
Cash in the deal$20,950
Return on cash128.6%
Annualized308.7%
Thin but workable. You are $20,500 above the 70% rule, and still clear $26,950 if the rehab holds at budget.
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Bridge runs 9% to 15% on credit, at 2 points, interest only. Carry at $400 per month. Refinance amortized over 30 years with closing at 2% of the new loan.
Cash left in the deal
$17,600
All in before refinance$194,000
Refinance proceeds$180,000
Refinance closing$3,600
New monthly payment$1,228
Operating expenses$735
Monthly cash flow$137
DSCR1.11
Cash on cash9.3%
You leave $17,600 in the deal and clear $137 a month, a 9.3% return on the cash still in it.
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Ratio is gross rent divided by PITIA, the standard test for one to four unit rentals. Most programs price best at 1.25 and hold a floor at 1.00.
Debt service coverage
1.20
Principal and interest$1,228
Taxes and insurance$525
HOA$0
Total PITIA$1,753
Gross rent$2,100
Maximum loan at 1.25$169,311
Qualifies, but expect a rate adjustment below 1.25. Holding the ratio at 1.25 caps the loan around $169,311.
Get terms on this deal
This sends the numbers above straight to me. You get a written term sheet inside 24 to 48 hours, and a straight answer if it does not work.
How it works
Three steps, and I do most of the work.
01
Submit the deal
Address, contract, scope of work, and the number you need. About two minutes. There is no credit pull at this stage.
02
Get written terms
A term sheet within 24 to 48 hours: amount, rate, points, draw schedule, and what I need to close. In writing, so you can compare it.
03
Fund and close
Wire at the table. Typically 5 to 14 days, and the gate is almost always title clearance rather than me.
Terms, plainly
The whole box, before you ask.
Most lenders make you get on a call to learn this. Here it is.
| Amount | $25,000 to $1,000,000+ |
|---|---|
| Coverage | Up to 100% of purchase and rehab when the deal supports it |
| Rate | 9% to 15%, set by credit and experience. Your number is in the term sheet. |
| Decision | 24 to 48 hours from a complete submission |
| Time to close | 5 to 14 days, subject to title clearance |
| Prepayment | No penalty. Exit whenever the deal is done. |
| Property types | Non-owner-occupied residential, 1 to 4 units, and small multifamily |
| Credit | Reviewed, but the deal drives the decision |
| Required from you | Purchase contract, scope of work with a budget, exit plan, entity in good standing |
| Not funded | Owner-occupied homes, primary residences, and any consumer purpose loan |
Fit
Worth being direct about.
This works for
- Investors with a property under contract and a scope of work from a real contractor.
- Agents sitting on a listing that will not sell until someone puts money into it.
- Wholesalers who need a buyer with proven funds, or the funds themselves for a double close.
- Operators doing their first deal, if the budget is realistic and the exit is credible.
This does not
- Anyone looking for capital without a plan for returning it.
- Owner-occupants and primary residences. This is investment property lending only.
- Deals that only work if nothing goes wrong.
- Budgets written to win an approval rather than to finish a house.
Questions
Answered without the phone call.
How fast can you actually close?
Five to fourteen days in most cases. Terms come back in 24 to 48 hours, and after that the pace is set by title clearance rather than by me. If you have a hard closing date, say so in the submission and I will tell you honestly whether it is achievable.
Do you fund purchase and rehab together?
Yes, up to 100% of both when the numbers support it. Rehab is released in draws against completed work rather than up front, which protects the budget and keeps the project honest.
Do you lend to first-time investors?
Yes. A tight budget from a real contractor and a credible exit matter more than your deal count. What sinks a first deal is almost never inexperience, it is a scope of work that was never going to hold.
Do you really fund deals under $50,000?
Yes. The floor is $25,000. Most lenders set theirs around $100,000 because small deals carry the same paperwork as large ones. Small deals close fast and repeat often, so I want them.
I am an agent. How does this work?
Send me the listing that has been sitting. I fund the renovation, the property sells at a price that reflects the work, and you represent it on both sides. It turns a dead listing into two commissions instead of an expired one.
I am a wholesaler. How do we work together?
Send the deal or send the buyer. I can fund a double close the same day, and I will issue a proof of funds letter ahead of it so the seller treats your offer as real.
What do you need from me?
The purchase contract, a scope of work with a budget, your exit plan, and an entity in good standing. That is the whole list. No tax returns, no personal financial statement, no explanation of a bank deposit from four years ago.
Submit a deal
Let's price it.
No credit pull, no obligation, and a real answer either way. If it is not a fit I will tell you why, and usually who to call instead.
- Terms in 24 to 48 hours
- Written, not verbal
- One person, start to finish