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
Home / Where we lend / Indiana
Hard money lender in Indiana.
Purchase and rehab funded together across Indiana, $25K to $1M+. Written terms in 24 to 48 hours and a wire in 5 to 14 days.
Submit a dealLending is nationwide. See all markets.
The market
What actually trades in Indiana.
A cash flow market rather than an appreciation one, and the math reflects it. The strategy that works is buy, fix, refinance and hold, so more of the lending written here is BRRRR and long-term rental debt than anywhere else on this list. An ARV set by hoping the market moves is the single most common way a deal here goes wrong, because it will not move fast enough to rescue a thin one.
Most active markets: Indianapolis, Fort Wayne, South Bend, Evansville. That list is where the deals have come from rather than a service area, and a property anywhere else in Indiana is underwritten on the same terms.
Indianapolis has a long tax sale history, and a property that has been through one carries a title chain worth reading properly rather than skimming. It is a solvable problem and a slow one when it surfaces late, which is an argument for ordering title early rather than for avoiding the deal.
Instruments
What gets used here.
These are the ones written most often in Indiana. The full range is on the main page and none of it is restricted by state.
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
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
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
Questions
About lending in Indiana.
Do you only lend in Indiana?
No. Lending is nationwide. Indiana has its own page because it is one of the markets deals most often come from, not because it is a boundary. If your property is in another state, submit it and the terms are the same.
Which parts of Indiana do you lend in?
All of it. The most active markets are Indianapolis, Fort Wayne, South Bend, Evansville, and those are simply where the most deals have come from rather than a service area.
How fast can you close in Indiana?
Five to fourteen days in most cases. Written 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 you will get an honest answer about whether it is achievable.
What kind of property do you fund in Indiana?
Non-owner-occupied residential, one to four units, and small multifamily. Owner-occupied homes and primary residences are not funded anywhere, because this is investment property lending only.
Guides
Worth reading before you submit.
BRRRR financing: how the two loans actually fit together
BRRRR needs a bridge loan and a refinance that agree with each other. Here is how the pieces connect, and where the cash gets trapped.
DSCR loan requirements: how the ratio works and what it has to hit
A DSCR loan qualifies the property, not you. Here is how the ratio is calculated, the number it needs to clear, and how to fix a file that misses.
DSCR loan or conventional: which one fits the deal
Two ways to hold a rental long term. One underwrites the property, the other underwrites you. The right answer depends on facts you can check today.
Who this is for
Start where you fit.
For investors
Purchase and rehab in one facility, $25K to $1M+. Written terms in 24 to 48 hours and a wire in 5 to 14 days. No committee, no tax returns, one person to call.
For 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.
For wholesalers
Same-day capital for the A to B leg of a double close, with a proof of funds letter issued ahead of it so the seller treats your offer as real.
For builders
Land plus vertical, drawn against a schedule of values. Bids get reviewed before close rather than after, so the budget is settled before the first shovel.
Everywhere else
Not in Indiana?
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, North Carolina, South Carolina, Virginia, Maryland, Delaware.
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