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One of the most common questions from first-time real estate investors is how much money they actually need to put […]

1031 Exchange Financing: Using Hard Money During a Tax-Deferred Exchange

A 1031 exchange is one of the most powerful tools in a real estate investor’s tax playbook. By deferring capital

How to Finance Your First Investment Property: A Step-by-Step Guide

Buying your first investment property is one of the most financially significant decisions you will make. The good news: there

Investor Loan Guides

What Is a Bridge Loan in Real Estate? How Investors Use Them

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A bridge loan is a short-term real estate loan that “bridges” the gap between two financial situations. They are one

Investor Loan Guides

Fix and Flip Loan Requirements: What Lenders Look For in 2025

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Fix and flip loans are underwritten differently from every other real estate loan. Instead of income and employment, lenders focus

Investor Loan Guides

How to Get a Hard Money Loan: Step-by-Step for Real Estate Investors

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Hard money loans are faster and more flexible than conventional mortgages — but they work differently. Here is exactly how

Investor Loan Guides

Investment Property Cash-Out Refinance: 2025 Complete Guide

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A cash-out refinance on an investment property lets you convert equity into cash while keeping the property. In 2025, there

Investor Loan Guides

Investment Property Loans for LLCs: How to Finance as a Business Entity

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Most real estate investors want to hold properties in an LLC for liability protection. But can you actually get a

Investor Loan Guides

How to Finance Multiple Rental Properties: Portfolio Loan Strategies

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Once you own 4 rental properties, conventional financing closes its door. Fannie Mae and Freddie Mac cap borrowers at 10

Investor Loan Guides

Short-Term Rental Financing: Getting Loans for Your Airbnb or VRBO Property

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Short-term rental (STR) investing has exploded in the past decade. But getting a loan for an Airbnb or VRBO property?

Your Deal Has a Home Here

Every deal below was turned down by a bank. Here’s what we funded instead.

DSCR

$620,000

6-Unit Rental — Austin, TX

Investor owned 9 rentals under 4 LLCs. Personal debt-to-income was maxed — no conventional lender would approve. Property cash-flowed at 1.28x DSCR. We qualified on the rent, not the borrower.

✓ 30-yr fixed @ 8.25% | 80% LTV

✓ No personal income docs

✓ Closed in 24 days

Fix & Flip

$285,000

Distressed SFR — Dallas, TX

First-time flipper, 590 credit score, needed 90% of purchase price to preserve renovation capital. No seasoning, no track record. Property had clear equity — we funded on the deal structure.

✓ 12% | 90% LTP | 9-month term

✓ Rehab draws included

✓ Closed in 10 days

Cash-Out Refi

$410,000

Investment SFR — Houston, TX

Self-employed investor needed to pull equity from a paid-off rental to fund the next acquisition. Tax returns showed losses (depreciation). We used 12-month bank statements and the property value.

✓ 8.75% stated income | 75% LTV

✓ Bank statements only

✓ Closed in 18 days

Short-Term Rental

$520,000

Airbnb Property — San Antonio, TX

Vacation rental with Airbnb income — no conventional lender would accept STR revenue as qualifying income. We used DSCR with Airbnb occupancy data and AirDNA market rent projections.

✓ DSCR @ 8.5% | 75% LTV | 30-yr

✓ Airbnb income accepted

✓ Closed in 28 days

BRRRR

$165,000 → $390,000

SFR Rehab & Hold — Fort Worth, TX

Classic BRRRR: buy distressed, rehab, rent, refinance, repeat. We did the initial hard money acquisition and funded the rehab draws. After stabilization, we refinanced into a 30-year DSCR loan at the new value.

✓ HM acquisition + DSCR refi in one relationship

✓ Full-cycle deal partner

✓ 80% of post-rehab value on refi

LLC Purchase

$740,000

Multifamily — San Antonio, TX

12-unit apartment held in a Wyoming LLC. Foreign national investor. No US credit history, no personal US income. We qualified on the property cash flow and entity structure alone.

✓ DSCR @ 8.75% | 75% LTV | 30-yr

✓ Foreign national, LLC borrower

✓ Closed in 32 days

Real Answers for Real Estate Investors

The questions every investor asks before applying.

Not on most programs. DSCR loans qualify on the property’s rental income — we use the rent roll, not your tax returns. Hard money, fix-and-flip, and bridge loans require no income documentation at all. Only our conventional full-doc programs require tax returns.

Yes, and we encourage it. Most of our investors borrow through LLCs, S-corps, or trusts. Entity borrowing does not disqualify you from any of our programs. We have experience with complex ownership structures including multiple LLCs and cross-collateral arrangements.

DSCR stands for Debt Service Coverage Ratio. It measures whether the property’s rental income covers the mortgage payment. A DSCR of 1.0 means break-even; we typically require 1.0–1.1x minimum. We calculate DSCR using market rents if the property is vacant, or actual leases if occupied. No personal income needed.

Hard money / fix-and-flip: 7–14 days. DSCR and cash-out: 14–28 days. Bridge loans: 10–21 days. Conventional full-doc: 30–45 days. We move as fast as you do — the appraisal and title are usually the pace-setters.

Yes. We accept short-term rental income for DSCR qualification using AirDNA market data or the borrower’s Airbnb revenue history. Many lenders won’t touch STRs — we specialize in them.

Hard money and fix-and-flip: no minimum — we are asset-based. DSCR and cash-out refi: 620+ preferred, though exceptions exist. Conventional: 680+. If you’ve been declined elsewhere, call us — we have seen every credit situation.

Never. No application fees, no processing fees, no upfront costs. Our origination fee is collected at closing from loan proceeds. If we can’t get your deal done, you pay us nothing. This has been our policy since 1998.

Rental Property Down Payment: How Much Do You Need in 2025?

1031 Exchange Financing: Using Hard Money During a Tax-Deferred Exchange

How to Finance Your First Investment Property: A Step-by-Step Guide

What Is a Bridge Loan in Real Estate? How Investors Use Them

Fix and Flip Loan Requirements: What Lenders Look For in 2025

How to Get a Hard Money Loan: Step-by-Step for Real Estate Investors

Investment Property Cash-Out Refinance: 2025 Complete Guide

Investment Property Loans for LLCs: How to Finance as a Business Entity

How to Finance Multiple Rental Properties: Portfolio Loan Strategies

Short-Term Rental Financing: Getting Loans for Your Airbnb or VRBO Property

Investment Property Financing Without the Bank Runaround

Your Deal Has a Home Here

Real Answers for Real Estate Investors

Before You Go — Get Your Investor Rate