All programs
Investor loan programs compared
Six programs for buying, renovating, building and holding investment property. Pick the one closest to your deal, or compare them side by side.
- Fix and flip, construction and bridge loans: 12 months, interest only
- Rental and portfolio loans: 30 years, qualified on rent
- No prepayment penalty on short-term loans
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What are you working on?
Start with the situation. Each page has the full terms, a worked example and the paperwork you’ll need.
- I’m buying a house that needs workFix and flip loanUp to 90% of purchase and 100% of the renovation
- I’m building on a lot or a teardownGround-up construction loanLand at 75%, construction at 100%
- The work is done. It’s listed or leasing upBridge loanUp to 70% of value, no prepayment penalty
- I’m keeping one rental long termDSCR rental loanQualify on the rent, not your W-2
- I want 2 to 10 rentals under one loanRental portfolio loanUp to 80% LTV, one payment
- I’m buying a 5+ unit apartment buildingMultifamily bridge loan$2M to $5M, 100% of the renovation
Programs compared
Program maximums. Your leverage depends on experience, credit, the property and the market.
| Program | Best for | Maximum leverage | Loan size | Term | Credit from |
|---|---|---|---|---|---|
| Fix and flip | Buy, renovate, then sell or rent | 90% of purchase + 100% of rehab | $50K–$3M | 12 months, interest only | 660 (680 for first flips) |
| Ground-up construction | New homes | 75% of land + 100% of construction | $50K–$3M | 12 months (18–24 available) | 680 |
| Bridge | Finished property being sold or leased | 70% of value | $50K–$3M | 12 months, interest only | 660 (680 for newer investors) |
| DSCR rental | One leased or vacant rental | 80% LTV purchase, 75% cash-out | $75K–$2M | 30 years, fixed or ARM | 660 (700 for 80% LTV) |
| Rental portfolio | 2–10 leased rentals | 80% LTV purchase, 75% cash-out | Up to $2M | 30 years, fixed or ARM | 660 (700 for 80% LTV) |
| Multifamily bridge | 5+ units, value-add | 75% of purchase + 100% of renovation | $2M–$5M | 18–24 months + extensions | 725 |
Short-term or long-term?
Short-term loans (fix and flip, construction and bridge) are interest-only for about 12 months and are sized on the deal: the price, the budget and what the property is worth when it’s done. You pay them off when you sell or refinance, with no prepayment penalty.
Long-term loans (DSCR and portfolio) run 30 years and are qualified on the rent. The property has to cover its own payment, so there are no tax returns or pay stubs. Many investors use both: a flip loan to buy and renovate, then a DSCR loan to keep the house.
Questions about our programs
Which loan do I need to buy a property that needs work?
A fix and flip loan: it funds most of the price at closing and 100% of the renovation in draws.
Which loan do I need to build?
A ground-up construction loan: 75% of the land plus the full construction budget.
What if my flip is done but hasn’t sold?
A bridge loan pays off the rehab loan and gives you up to 12 more months.
How do I keep a property long term?
Refinance into a DSCR loan for one rental or a portfolio loan for two to ten.
Which states do you lend in?
Many states. California, Florida and Texas are our main markets; for a property anywhere else, check availability: tell us the state and the loan you need, and we’ll confirm what’s available.
Not sure which program fits?
Tell us about the property and your plan. We’ll match it to a program and give you the leverage in plain numbers.