Private Lending for Real Estate Investors

A DSCR loan in Florida requires: 660+ FICO, 20-25% down payment (75-80% max LTV), a DSCR ratio of 1.0 or higher (rent covers the mortgage payment), and an appraisal. No W-2s, tax returns, or income verification. Most close in 7 to 14 days.

DSCR (Debt Service Coverage Ratio) = monthly gross rent ÷ monthly PITIA (principal, interest, taxes, insurance, HOA). A 1.0 ratio means rent covers the payment exactly. While standard pricing starts at 1.00x to 1.25x, we also offer dedicated sub-1.0x (0.75x-0.99x), negative-ratio, and no-ratio DSCR programs for high-equity properties.

Yes - DSCR cash-out is our flagship specialty. We fund up to 75%-80% LTV on cash-out DSCR refinances, including sub-1.0x, negative-ratio, and no-ratio files where taxes or insurance weigh on coverage.

Yes. Some DSCR programs use Airbnb / VRBO income to qualify. Requires 12 months of documented STR income or a market STR analysis (AirDNA report). STR DSCR is available in most Florida and Massachusetts markets. Slightly higher rates and reserves than long-term rental DSCR.

DSCR rental loans require 20-25% down (up to 80% LTV). Fix & flip needs as little as 10% of the purchase price down (up to 90% LTC) with 100% of rehab financed. Bridge loans go up to 75-80% LTV.

DSCR pricing moves dynamically with LTV, DSCR tier, credit score, and prepayment term. Rather than publishing bait teaser rates, you can run your exact scenario in 60 seconds on our Deal Hub pricer for live indicative rates. For 5+ unit multifamily, pricing is quoted per deal.

Most DSCR loans have a 5/4/3/2/1 step-down prepay (5% in year 1, 4% year 2, etc.). Shorter 3/2/1 options carry a small rate premium. No-prepay options exist but cost the most. We will model all three on your term sheet so you can pick the right tradeoff for your hold strategy.

A bridge loan funds the full amount at close - good for clean acquisitions you'll refi or sell. A fix & flip loan also funds rehab in draws as work is completed at each milestone. If you're not renovating, a bridge loan is cleaner and slightly cheaper. If you are, the fix & flip product covers acquisition plus rehab in one note.

Draws are funded against milestone inspections - typically 3 to 5 draws over the project. Each draw requires a brief inspection report (in-person or photo-based depending on draw size). Funds wire within 24 to 48 hours of inspection sign-off.

Up to 90% LTC (loan-to-cost) on the acquisition and 100% of the rehab budget, capped at 75% of ARV (after-repair value). On a $400K purchase with $100K rehab and $650K ARV, you bring 10% of acquisition ($40K) plus closing costs.

First-time flippers can qualify but face slightly stricter LTV caps and higher rates. 2 to 4 completed flips in the last 3 years gets you the reference rate. 5+ flips gets a rate discount. Experience with similar product types (SFR, condo, multifamily) carries the most weight.

Land acquisition (up to 90% LTC for qualified investors) plus 100% of vertical construction costs, capped at 75% of completed value. Covers permits, materials, labor, and soft costs. Term is 12 to 36 months with milestone draws.

We do not finance pure land or speculative land development. We do fund land as part of a full ground-up construction loan when permits are in hand or imminent and a build is scheduled.

Standard 5 to 7 draw schedule: foundation, framing, dry-in, mechanicals (rough), drywall and finishes, certificate of occupancy. Each draw funds against inspection. We can adjust the schedule for unusual projects (custom, modular, build-to-rent).

Yes. Multifamily DSCR for 5 to 10 unit assets qualifies on net operating income (NOI), not personal income. Up to 80% LTV on purchases, 75% LTV on cash-out. No tax returns required. Common product for small apartment buildings, mixed-use, and value-add stabilizations.

Yes. Rental portfolio loans (also called blanket loans) consolidate 5+ rental properties into a single loan. Simpler servicing, often lower combined rate, ability to release individual properties when sold. Ideal for investors with 10+ doors who want to streamline portfolio management.

Short-term multifamily (12 to 24 months) is for value-add: buy distressed, renovate, lease up, then refi or sell. Long-term multifamily (up to 30 years) is for stabilized assets you intend to hold. Short-term carries higher pricing because the lender is taking renovation risk; long-term prices lower because the asset is stabilized. Many investors use short-term first, then refinance into long-term once the property is stabilized.

No. These are investor business-purpose loans. DSCR loans qualify on the property's rental income. Bridge, fix & flip, and construction qualify on the property's value or ARV. We never look at your personal pay stubs or DTI.

Yes for foreign nationals on DSCR loans (passport, visa or ITIN, US bank account, US LLC). Slightly higher reserves required. ITIN borrowers (no SSN) can qualify on DSCR with a 12-month US payment history. Common in our Miami market.

Yes - and we strongly prefer it. All our loans close in the entity name (LLC, S-corp, LP, or revocable trust). Personal guarantees may be required depending on loan type and borrower profile, but the property and loan stay in the entity.

We evaluate the deal first - LTV, DSCR or ARV, exit strategy. Minimum FICO is 620 for fix & flip and bridge, 660 for DSCR and multifamily. Below those floors we can sometimes structure with stronger compensating factors (lower LTV, larger reserves, experienced sponsor).