Get 100% of your next deal funded fast!

We Love What We Do

We started this business because we recognized that there was a huge opportunity in the marketplace for a reliable and affordable source of funding for fix and flip projects.

Our Story

With more than 30 years of combined experience, we have organized operations around sound business practices, integrity, efficiency, and practical approaches to real estate funding. We pride ourself on being able to provide financing to a wide variety of real estate investors by creatively tailoring loan programs around the needs of a particular borrower. As a direct lender, we have the flexibility to accommodate most scenarios with the intent of ensuring the success of the borrower.

Why Choose Us As Your Funding Partner?

• Pre-Approval - We can provide our borrowers with a no hassle pre-approval letter to submit with any offers within 1-2 hours.
• Streamlined Process - We provide a stated underwriting process with a common-sense approach. We can underwrite a file within 24 hours.
• Superior Leverage - We fund 100% of the purchase price and 100% of rehab. We are setting the bar high across the marketplace.
• Asset Based - We strive to let the asset do the talking when we look at a project. Our core approval for a project is based on the after-repair value.
• Apply Online - We have a hassle-free application process that can be done directly through our website. We can issue term sheets within hours of receiving your application.
• Simplicity - We have a hassle-free application process, common sense underwriting policy, and an asset-driven approval process. We are changing the standard for hard money.

 How Does Our Program Work?

• Loan Amount: Up to $1,000,000 for first time borrowers
• Leverage: Up to 100% of purchase price and 100% of rehab
• Interest: 9% deferred until the property sells
• Equity Split: 3% monthly management fee or 40-45% profit (whichever is greater) deferred until the property sells
• Term: 9 months
• LTV: Up to 70% ARV
• Monthly Payments: None
• Pre-Payment Penalty: None
• Underwrite: Light Doc (No Tax Returns, No Bank Statements, No Cash Reserves Needed)
• Out of Pocket Expenses: Application fee of $1,500 which covers the cost of the credit check, background check, after repair value appraisal, processing fee, and rehab evaluation. You will also need enough capital to cover repairs until the first draw

What Is The Process For Obtaining Funding?

1. Apply within 10 minutes
2. Receive your term sheet within 24 hours
3. Execute the term sheet and order the appraisals
4. Receive the underwriting approval
5. Schedule the closing
6. Fund and commence the renovations

 Frequently Asked Questions

Where do you lend?
Delaware, Maryland & Pennsylvania

Do you lend on as-is value or the future value of the asset?
We lend based on the future value of the asset (ARV). We do not perform a valuation on the as-is value.

How do you calculate the value of properties?
We use third-party independent appraisers for each transaction.

What types of properties will you lend on?
We provide loans for single-family homes, rowhouses, townhouses, condos, and 2-4 unit properties.

Do I need to use my own capital?
You will be required to pay for the application fee and cover the repairs until you receive the initial draw funds.

Why do you charge an application fee, what does it cover, and when is it paid?
The $1500 application fee covers the expenses that we incur by underwriting the loan. This includes the cost of the background check, credit check, rehab evaluation, after repair value appraisal and the cost of paying a loan processor. It is paid after pre-qualification and after you receive, review, and accept the term sheet but before the appraisal is ordered.

What percentage of ARV will you loan against?
We will provide up to 70% of ARV as long as the deal has at least $30,000 equity after repairs.

What are your rates and fees?
Our interest rate typically is 9% plus either a 3% monthly management fee or 40-45% of the profit, whichever amount is greater.

Do you pull credit?
Yes, we do pull credit scores on your first deal.

How are you able to provide 100% funding?
Our innovative program allows us to work closely with each borrower as a credit partner. We will create a state-specific entity to hold title to the property with a local management agreement in place to allow the borrower to manage the project and handle any other duties that are required while rehabbing the house. There will also be a joint venture agreement that is specific to each property between the state-specific entity and the borrower that protects both the lender's and the borrower's interests in the project. The borrower will be able to contract properties and sign the purchase contracts for this state-specific entity and they will be given a certificate of authority that will renew every 6 months. This unique structure allows the lender to reduce the risk that is usually associated with a typical lending structure.

How fast can you fund a transaction?
Once we receive all the required documents we can fund a transaction in 2 - 4 weeks. Most transactions are funded in about 21 days.

How quickly can I get a commitment?
We can give same-day commitments if we have a completed application.

How is the construction or rehab budget factored into my loan?
The amount of the construction budget will be deducted from the funds disbursed to you at closing. For example, if your total loan amount is $200,000 and the construction budget is $75,000, only $125,000 will be disbursed at closing, with the balance held for future construction draws.

Is a licensed general contractor required?
It depends on the scope of work. If the renovations are minor, no building permits are needed, and you have documented experience with prior projects, the use of a licensed general contractor may not be required.

How will construction or rehab funds be allocated?
During underwriting, you or your contractor will be required to submit a scope of work and draw schedule that identifies the cost of each task to be performed, and group these tasks into draw requests. When the work in each draw request is complete, the specified cost of the completed work will be disbursed to you.

What is the process for requesting a draw?
Upon the completion of work specified in the draw schedule, you may submit a draw request by contacting us directly. We will then schedule an on-site inspection of your property, during which an inspector will confirm the accuracy of the draw request and validate that the amount of work actually completed matches the requested draw payment.

How many draw requests may I make?
Most loans are structured with between two and four draw requests, though some more complex projects may have up to six (six is generally the maximum). Your loan fees at closing will be based on the number of anticipated draw requests and, if you exceed this amount, a fee will be charged for each additional draw.

How long does it take to receive a construction draw?
Several factors determine the time needed to process a construction draw (such as access to the property, the accuracy of the draw request, etc.); however, provided that there are no issues, most draws are paid within two to three business days.

May a draw request be made for up-front contractor deposits?
No – construction draws may be submitted for completed work only, and you may not draw from your construction or rehab loan to pay upfront deposits to contractors. As the property owner, you are responsible for the payment of any deposits required by contractors prior to the completion of work.

Will construction draws be paid to me or directly to the contractors?
In general, construction draws are paid to you as the borrower, though in some cases we may approve payments directly to contractors. In all cases, prior to releasing subsequent draws, evidence must be obtained (in the form of lien releases, etc.) that all amounts from prior draws have been appropriately paid to all contractors and vendors.

What if the inspector finds issues during the inspection?
If the inspector notes any issues with the draw request, such as work not fully completed or work not completed in a satisfactory manner, the amount of the draw request will be reduced to match the amount of work actually complete. In such event, the uncompleted work may be included in a future draw request upon completion.

What if my costs increase?
As the property owner, cost increases (whether due to overruns or changes in the scope of work) are solely your responsibility. While we strive to give you flexibility in the management of your project, the lender is only responsible for disbursing the amounts budgeted for each item in the Draw Schedule. If specific items end up costing more, you are responsible for any difference between the actual and budgeted costs. Additionally, at each draw request, we will validate that the remaining, undisbursed construction budget is sufficient to complete the project in accordance with the original scope of work. If the remaining budget is deemed to be insufficient due to cost overruns or other reasons, you may be required to pay a portion of the construction costs in order to bring the project back into balance with the construction loan.

Will construction draws be paid to me or directly to the contractors?
In general, construction draws are paid to you as the borrower, though in some cases we may approve payments directly to contractors. In all cases, prior to releasing subsequent draws, evidence must be obtained (in the form of lien releases, etc.) that all amounts from prior draws have been appropriately paid to all contractors and vendors.