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 / Ohio
Hard money lender in Ohio.
Purchase and rehab funded together across Ohio, $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 Ohio.
Low basis and a wide gap between a tired house and a finished one, which is what makes Ohio the classic buy, fix, refinance and hold state. Columbus behaves like a growth market and Cleveland like a yield market, and the same strategy does not fit both: one forgives a slow rehab because the comparables move, the other does not and never will.
Most active markets: Columbus, Cleveland, Cincinnati, Dayton, Toledo. That list is where the deals have come from rather than a service area, and a property anywhere else in Ohio is underwritten on the same terms.
Title clearance is the gate here more often than anywhere else on this list. Low-basis Cleveland and Dayton stock has frequently sat vacant, and vacancy attracts code violations and housing court attention that attach to the property rather than to the seller who is leaving. Worth searching before the offer rather than after.
Instruments
What gets used here.
These are the ones written most often in Ohio. 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 Ohio.
Do you only lend in Ohio?
No. Lending is nationwide. Ohio 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 Ohio do you lend in?
All of it. The most active markets are Columbus, Cleveland, Cincinnati, Dayton, Toledo, and those are simply where the most deals have come from rather than a service area.
How fast can you close in Ohio?
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 Ohio?
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.
BRRRR seasoning: how long before you can refinance at the new value
Seasoning is the rule that decides whether you get your capital back in month four or month twelve. Confirm it before you buy, not after the rehab is done.
Blanket loans: refinancing five or more doors in one closing
One loan, one closing, one payment across a portfolio. What it solves, what it costs, and the release clause that decides whether you can sell one property.
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 Ohio?
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, Indiana, 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