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.
Start with the maximum offer. Enter the after repair value, what you would pay, and the rehab budget, and the screen below gives you the 70% rule ceiling and tells you whether your price sits under it. It also charges closing on both sides, which is usually the first surprise.
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The 70% rule is the standard screen: pay no more than 70% of the after repair value, less your rehab budget. Closing is charged at about 2% of the purchase and 6% of the sale, which are typical market costs rather than my terms. Financing is not charged here at all: interest depends on your rate and how long you hold, and both are in the detailed tools below. Rates are set by credit, experience and the deal itself, and your number is confirmed in the term sheet rather than quoted in advance.
Maximum offer, 70% rule
$144,500
Your purchase price$165,000
Over the screen by$20,500
Gross spread$65,000
Closing, both sides$20,400
Before financing$44,600
The purchase price is $20,500 above the 70% rule. That is the ceiling most flips are bought under, and financing still has to fit inside the $44,600 left after closing.
Detailed tools
What the deal actually makes.
The screen above stops before financing. These do not. Send me the numbers for written terms, or just open the tools and keep working. Either way they stay open on this device.
- Full flip analysis. Points, interest across the hold, carry, and both closings charged against your spread.
- BRRRR. Bridge terms and the refinance together, showing which of LTV or DSCR caps the loan.
- DSCR. The ratio underwriting will calculate, from rent, taxes, insurance, and HOA.
All nine calculatorsFree, and none of them ask for an email.
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 | Set by credit, experience and the deal. 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.
Guides
How the money actually works.
Hard money loan requirements: what a lender actually checks
Hard money is underwritten on the property and the exit, not your tax returns. Here is the full list of what gets checked, and what does not.
What a hard money loan actually costs, in full
Rate is the number everyone asks about and rarely the largest cost. Here is the whole bill on a real deal, priced line by line.
Hard money closing timeline: what happens across 5 to 14 days
A day-by-day account of a hard money closing, including the three things that cause almost every delay. None of them are underwriting.
How to calculate ARV without fooling yourself
After repair value is the number every other number depends on. Here is how to build one from comparable sales, and the five ways it gets inflated.
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