About
One person, from the first call to the wire.
No committee, no analyst queue, no file passed between four departments. The person who reads your deal is the person who prices it and the person who wires on it. That is the whole model, and everything below is a consequence of it.
Method
How a deal actually gets read.
Two questions decide a file, and everything asked for exists to answer one of them: does the property secure the loan, and is there a credible way the loan gets paid off.
That is why the list is short. No tax returns, no debt-to-income calculation, no employment history. Those documents answer a question about a thirty-year mortgage, which is the wrong instrument for buying a house in nine days and selling it in five months.
What is read instead: the deal itself, the exit, how much of your own money is in it, whether you hold reserves for the carry, and whether the scope of work is a real document rather than a number with a word in front of it. The full version is in what a lender actually checks.
Terms
What is on the table.
| 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 |
Pricing is set per borrower and per deal. Nobody can quote you a number before seeing the property, the budget and the exit, and anybody who does is quoting a headline rather than a price.
Refused
What does not get funded, and why that matters to you.
A lender who will fund anything is not a lender you want on the other side of your deal. These are declined, consistently:
- Owner-occupied homes and primary residences. This is business-purpose lending on investment property only, and no consumer-purpose loan is written here at all.
- Deals that only work if nothing goes wrong. The margin exists to absorb the mistake somebody is going to make.
- Budgets written to win an approval rather than to finish a house. That gets discovered at drywall, when the money is gone and the house is not.
- Capital with no plan for returning it. “I will figure out the exit later” is not an exit.
A fast no is worth more than a slow maybe, because the alternative is you holding a contract you cannot fund while your deposit ages.
Honestly
Where deals actually stall.
Closings run long. When they do, it is almost never underwriting. It is title: an old mortgage paid decades ago and never released, an estate whose heirs were never cleared, a municipal lien, a payoff letter nobody chased.
Which is why the single most useful thing you can do is open title the day you sign the contract, not the day the loan is approved. It costs nothing and it buys back the days you would otherwise lose. The day-by-day version is in the closing timeline.
Contact
Reaching a human before you apply.
If you have one question and do not want to submit a deal to ask it, email hello@fundedbydaniel.com. A real person reads it.
If you have a property and want it priced, the submission form is faster, because it asks for the things needed to give you a straight answer instead of a conversation that ends in “send me the scope of work”. Written terms come back inside 24 to 48 hours either way.
Not sure the deal works yet? Run it through the deal calculators first. If the numbers do not clear once points, interest across a realistic hold and selling costs are charged against it, no lender approval fixes that.