Home / Pre-approval
Know what I will fund before you make the offer.
Send the address, the price, the rehab, and what it is worth finished. I underwrite the deal and come back in writing with what I would lend on it, inside 24 to 48 hours.
The problem
Bidding without knowing your own number.
You are writing on a property and you are guessing at the one figure that decides whether the deal works: how much of it somebody else will fund. Guess low and you leave the deal on the table for the buyer behind you. Guess high and you win a contract you then have to find the difference on, usually in the last week before closing, usually out of your own pocket.
Most sellers are not asking whether you have money. They are asking whether you will actually close. A letter answers the first question. A priced deal answers the second, because it means somebody has looked at this specific property and put a number on it.
How it works
Four numbers and a day.
Send the deal. Address, purchase price, rehab budget, and what it is worth finished. Estimates are fine if that is what you have, and say so. Two minutes on the form below.
I underwrite it. The property, the scope, and the exit. One person reads it, so there is nobody to escalate to and nothing sitting in a queue.
You get it in writing. Inside 24 to 48 hours: the amount, the structure, the draw schedule, and what I need to close. If the deal does not work you hear that too, with what would have to change to make it work.
Then you bid knowing your number, and if you win it, the file is already open.
Who this suits
People with a deal in front of them.
This is built for investors and wholesalers who are actively buying: someone with a property they are about to write on, or one already under contract that needs funding behind it. If you are working several at once, sending the numbers early is usually the cheapest thing you can do, because it costs two minutes and removes the guess from every offer after it.
If you are still deciding whether the numbers work at all, start with the deal calculators. They will tell you what a deal carries before you involve anyone, and you can send it here when it looks worth it.
Before you send it
What I will be looking at.
How to underwrite a fix and flip before you call a lender
The full pre-application check, in the order a lender will run it. If a deal survives this, it will survive underwriting.
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.
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.
Questions
The ones that come up.
How long does pre-approval take?
Written terms follow inside 24 to 48 hours: the amount, the structure, the draw schedule, and what I need to close. If the deal does not work you hear that in the same window, along with what would have to change.
What do you need from me?
The address, the purchase price, the rehab budget, and what the property is worth finished. That is the whole starting point. There is no credit pull at this stage and nothing to pay.
Am I committed to borrowing?
No. Pre-approval tells you what I would fund on that deal so you can decide how to bid. If you close with your own money, or somebody else's, nothing is owed.
What if I do not have exact numbers yet?
Estimates are fine, and say so. I would rather price a deal from your best figures now than wait for a scope that arrives after the offer deadline. If the real numbers move, send them and the terms get revised.
I buy several a year. Do I have to do this each time?
The first one takes the longest, because I am underwriting you as well as the property. After that it is the property only, and the answers get faster. Investors buying steadily tend to send the numbers before they have even walked the house.