Get your next deal funded fast!

We Love What We Do

We started this business because we recognized that there was a huge opportunity in the marketplace for a reliable and affordable source of funding for fix and flip projects.

Our Story

With more than 30 years of combined experience, we have organized operations around sound business practices, integrity, efficiency, and practical approaches to real estate funding. We pride ourself on being able to provide financing to a wide variety of real estate investors by creatively tailoring loan programs around the needs of a particular borrower. As a broker, we have the flexibility to accommodate most scenarios with the intent of ensuring the success of the borrower.

Why Choose Us As Your Funding Partner?

• Pre-Approval - We can provide our borrowers with a no hassle pre-approval letter to submit with any offers within 1-2 hours.
• Streamlined Process - We provide a stated underwriting process with a common-sense approach. We can underwrite a file within 24 hours.
• Superior Leverage - We offer multiple options ranging from 90% purchase and 100% of the repairs to 80% loan to cost programs. As well as a 100% funding partnership program that provides funding for 100% of the purchase price and repairs. Click HERE to learn more about our 100% funding program
• Asset Based - We strive to let the asset do the talking when we look at a project. Our core approval for a project is based on the after-repair value.
• Apply Online - We have a hassle-free application process that can be done directly through our website. We can issue term sheets within hours of receiving your application.
• Simplicity - We have a hassle-free application process, common sense underwriting policy, and an asset-driven approval process. We are changing the standard for hard money.

 How Does Our Program Work?

• Loan Amount: $75,000 to $2,000,000
• Leverage: Between 80% of purchase and rehab up to 90% of purchase price and 100% of rehab depending on experience
• Interest Rates: 5.5% to 25.8% 
• Points: 2 to 5 points 
• Term: 3, 6, 9, or 12 month terms
• LTV: 65%  to 70% of the ARV depending on experience
• Monthly Payments: Borrower has the choice of interest only payments or no payments with deferred interest
• Pre-Payment Penalty: None
• Underwrite: Light Doc
• Up Front Costs: None (borrower is required to pay for the appraisal)
• Types of Loans Available: Purchase, Purchase & Renovation, Cash-Out Refinance, and Renovation Refinance

What Is The Process For Obtaining Funding?

1. Apply within 10 minutes
2. Receive your pre-qualification within 24 hours
3. Execute the term sheet and order the appraisals
4. Receive the underwriting approval
5. Schedule the closing
6. Fund and commence the renovations

 Frequently Asked Questions

Where do you lend?
Alabama, Alaska, Arkansas, Colorado, Connecticut, Delaware, Florida, Georgia, Hawaii, Idaho, Indiana, Iowa, Kansas, Kentucky, Louisiana, Maine, Maryland, Massachusetts, Mississippi, Missouri, Montana, New Hampshire, New Mexico, North Carolina, Ohio, Oklahoma, Oregon, Pennsylvania, Rhode Island, South Carolina, Tennessee, Texas, Utah, Virginia, Washington, West Virginia, Wisconsin, Wyoming

Do you lend on as-is value or the future value of the asset?
We lend based on the future value of the asset (ARV).

Do you lend to new investors?
Yes! As long as the deal meets our criteria then we will get it funded.

How do you calculate the value of properties?
We use third-party independent appraisers for each transaction.

What types of properties will you lend on?
We provide loans for single-family homes, rowhouses, townhouses, condos, and 2-4 unit properties.

If you are looking for funding for multifamily, commercial, raw land, or new construction give us a call at 417-815-0006 to discuss the details of your project and see if it is a good fit for us.

What percentage of ARV will you loan against?
We will provide up to 65 or 70% of the ARV depending on the specifics of the deal including the borrower's experience level.

What are your rates and fees?
Our rates vary between 5.5% and 25.8% with 3 to 5 points depending on the grade of the loan which is based on multiple factors including LTV, LTC, ARV, location, the borrower's experience level and credit score, etc....

Do you pull credit?
Yes, we do pull credit scores.

How fast can you fund a transaction?
Once we receive all the required documents we can fund a transaction in as little as 5 days in some cases, but most deals get funded in 2-3 weeks.

How quickly can I get a commitment?
We can give commitments with 1-2 business days after we receive a completed application.

How is the construction or rehab budget factored into my loan?
The amount of the construction budget will be deducted from the funds disbursed to you at closing. For example, if your total loan amount is $200,000 and the construction budget is $75,000, only $125,000 will be disbursed at closing, with the balance held for future construction draws.

Is a licensed general contractor required?
It depends on the scope of work. If the renovations are minor, no building permits are needed, and you have documented experience with prior projects, the use of a licensed general contractor may not be required.

How will construction or rehab funds be allocated?
During underwriting, you or your contractor will be required to submit a scope of work and draw schedule that identifies the cost of each task to be performed, and group these tasks into draw requests. When the work in each draw request is complete, the specified cost of the completed work will be disbursed to you.

What is the process for requesting a draw?
Upon the completion of work specified in the draw schedule, you may submit a draw request by contacting us directly. We will then schedule an on-site or remote inspection of your property, during which an inspector will confirm the accuracy of the draw request and validate that the amount of work actually completed matches the requested draw payment.

How many draw requests may I make?
Most loans are structured with between two and four draw requests, though some more complex projects may have up to six (six is generally the maximum). Fees are associated with the draws to pay for the inspection and wire transfer so we encourage you to limit the amount of draws needed to complete the project.

How long does it take to receive a construction draw?
Several factors determine the time needed to process a construction draw (such as access to the property, the accuracy of the draw request, etc.); however, provided that there are no issues, most draws are paid within two to three business days.

May a draw request be made for up-front contractor deposits?
Usually, construction draws may be submitted for completed work only, and you may not draw from your construction or rehab loan to pay upfront deposits to contractors. As the property owner, you are responsible for the payment of any deposits required by contractors prior to the completion of work. However, some lenders may choose to provide draws upfront on a case-by-case basis.

Will construction draws be paid to me or directly to the contractors?
In general, construction draws are paid to you as the borrower, though in some cases we may approve payments directly to contractors. In all cases, prior to releasing subsequent draws, evidence must be obtained (in the form of lien releases, etc.) that all amounts from prior draws have been appropriately paid to all contractors and vendors.

What if the inspector finds issues during the inspection?
If the inspector notes any issues with the draw request, such as work not fully completed or work not completed in a satisfactory manner, the amount of the draw request will be reduced to match the amount of work actually complete. In such event, the uncompleted work may be included in a future draw request upon completion.

What if my costs increase?
As the property owner, cost increases (whether due to overruns or changes in the scope of work) are solely your responsibility. While we strive to give you flexibility in the management of your project, the lender is only responsible for disbursing the amounts budgeted for each item in the Draw Schedule. If specific items end up costing more, you are responsible for any difference between the actual and budgeted costs. Additionally, at each draw request, we will validate that the remaining, undisbursed construction budget is sufficient to complete the project in accordance with the original scope of work. If the remaining budget is deemed to be insufficient due to cost overruns or other reasons, you may be required to pay a portion of the construction costs in order to bring the project back into balance with the construction loan.