Funded by Daniel

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Lending for real estate agents.

Three ways an agent uses a lender: rescue a listing that will not sell, make an investor buyer credible, or refer the client and get paid for the introduction.

Send me the listingTwo minutes. No credit pull to get a number.

The problem

The listing nobody can finance.

It has been on the market ninety days. Three buyers loved it and three lenders killed it, because the roof will not pass, or the kitchen is gutted, or the appraiser wrote the word uninhabitable. Every price cut brings a new buyer who cannot get a mortgage on it, and the listing expires with your sign still in the yard.

The property does not need another price cut. It needs somebody to put money into it, and conventional financing will not fund a house in the condition that is stopping conventional financing. That circle is the whole problem.

An investor can break it, and so can the seller if they have the capital. Either way the constraint is the same: money that funds a purchase and a renovation together, on a property a bank has already refused. That is the only thing on offer here, and it is what turns an expired listing into two commissions.

What you get

How this actually works.

Fund the renovation, then sell it properly

The property gets bought and fixed with one facility, then goes back on the market at a price that reflects the work. You represented it going in and you represent it coming out.

Proof of funds for your investor buyer

A letter issued ahead of an offer, so a seller reads your buyer as real rather than as somebody who will need three weeks to find money. Same day in most cases.

A straight answer before you spend the week

Send the address and the condition. If it is not fundable I will tell you that today rather than after your client has already turned down another offer waiting on it.

Get paid for the introduction

Send a client who closes and there is a fee in it for you. Details are in the partnership section below.

Instruments

What gets funded here.

The full range is on the main page. These are the ones this audience uses most.

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

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

Partnership

Refer a deal, get paid on it.

How it works

  • Paid on closed and funded loans, never on submissions.
  • Agreed in writing with you before the deal funds, so nothing is a surprise at the table.
  • You keep the client. I am the capital, not a competing relationship.
  • No volume minimum and no cap. One deal a year is fine.

The short version

Agents send the majority of the deals worth doing, and being paid for that should not require a broker license or a partnership agreement. Send someone who closes and you get a fee. The amount is agreed with you before anything funds, because it depends on the size of the deal and on how much of the work you are actually doing.

Questions

Answered without the phone call.

How does this actually work for me?

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.

Can you give my buyer a proof of funds letter?

Yes, and usually the same day. Have them submit the deal and the letter follows. A seller treats an offer differently when the money behind it is documented.

Do you pay agents for referrals?

Yes, on closed and funded loans. The amount is agreed with you in writing before the deal funds. Confirm on your side that your state licensing rules allow you to accept it, since that varies and it is your license rather than mine.

My client wants to renovate before listing. Does that work?

Often, yes, provided the property is not their primary residence. This is investment property lending only, so an owner-occupant fixing up the house they live in is not something I can fund.

What condition is too far gone?

Very little is, if the finished value supports the work and the budget came from a real contractor. Send the address and the scope and you will have an answer quickly.

Guides

Written for agents.

Where

Lending is nationwide.

Lending is nationwide. The states below have their own page because they are where the most deals come from, not because they are the only places money goes. If your property is somewhere else, submit it anyway; the terms do not change with the postmark.

New Jersey, Pennsylvania, New York, Texas, Ohio, Indiana, North Carolina, South Carolina, Virginia, Maryland, Delaware. See all markets.

Submit a deal

Send me the listing.

The address, the condition, and what it would be worth done. If it is fundable you will know inside two days, and if it is not you will know why.

  • An answer in 24 to 48 hours
  • Proof of funds letters same day
  • You keep the client
A line or two is plenty. The dropdowns above cannot say everything.
Optional. Leaving this unticked does not affect your deal.
No credit pull. No obligation.