Borrower FAQs

No. Our financing is for non-owner-occupied investment property and for commercial property used by your own business. Loans secured by a primary residence are consumer mortgage transactions governed by a separate regulatory regime, and they are not what we do.

Asset-based lending leads with the property rather than a credit score, so there is no single cut-off we can publish honestly. Credit is still reviewed, and significant recent derogatory events — a foreclosure, a bankruptcy, an unresolved judgement or tax lien — will matter and are much better disclosed upfront than discovered at diligence. Equity in the deal, a credible plan and real reserves can offset a lot.

It depends on the loan type. Most private money, bridge and fix-and-flip lending is underwritten on the asset rather than on personal income documentation. Rental property financing generally looks at the property's own income. Owner-occupied commercial lending is the exception — there the business is what services the debt, so business financials and tax returns are central. We will tell you exactly what your file needs once we understand the deal.

Expect to contribute meaningfully — asset-based lending is not 100% financing. The amount varies considerably by loan type, property, your experience and the strength of the exit. A refinance of a stabilised rental looks very different from a ground-up construction project. We will tell you where your specific project stands rather than quote a number that may not apply to you.

Yes, and entity borrowing is normal in this market. Have your operating agreement, formation documents and a current certificate of good standing available, as they are usually required before closing. Be aware that a personal guaranty from the principals is commonly requested alongside the entity's obligation — raise it early if that is a concern.

Yes. Our loan programs pages show the lending sources' published parameters — leverage by experience tier, credit minimums, loan sizes and terms — and the financing calculator will size your specific deal and show you which limit caps it. You can do all of that without submitting anything. We will confirm the exact rate for your tier once we see the deal.

Points are an origination fee expressed as a percentage of the loan amount, charged at closing. Beyond points and interest you should budget for third-party costs: an independent valuation, title work, insurance, recording and legal fees, and on commercial or construction deals environmental, survey and property condition reports. All fees we charge appear in your written terms before you commit to anything.

It depends on the loan. Short-term loans sometimes carry a minimum interest provision, and longer-term rental loans frequently have prepayment terms that make an early sale or refinance expensive. If there is any chance you will exit early, raise it before you sign — it is one of the most commonly overlooked terms and one of the most costly.

Talk to us early, well before maturity rather than after it. Where a project is substantially on track and simply needs more time, an extension is often available for a fee. Where the budget is also exhausted, additional equity may be required. Cost overruns are generally the borrower's responsibility, which is why a real contingency belongs in the original budget. The single most useful thing any borrower can do is raise a problem while there is still time to solve it.

Submitting a pre-loan application and receiving our preliminary assessment costs you nothing. Third-party costs such as valuations and reports are real expenses that arise once a file is progressing, and they are disclosed to you before they are incurred. Be cautious of anyone asking for a substantial advance fee before they have seen your deal.

What a lender can issue before a specific property is identified is necessarily conditional, since asset-based underwriting depends on the asset. We would rather give you something accurate and conditional than something impressive and unreliable that falls apart at diligence. Tell us what your seller or agent needs to see and we will tell you honestly what we can provide.

Availability varies by loan type and by state, so rather than publish a list that could mislead you, we confirm coverage for your specific property at the first conversation. Vector Interactive Group has operated in Northeast Florida since 2014, and Florida and the wider Southeast are our core market.

Vector Capital Services is a broker. We do not lend our own capital — we arrange financing through lending sources on your behalf. In practice that means we are not the party making the final credit decision, and our role is to understand your deal, take it to sources whose criteria it fits, and work it through to closing. It also means we are not limited to one lender's appetite, which matters on deals that do not fit a single box. We will tell you who the capital is coming from, and how we are compensated on your transaction, before you commit to anything.

No. The pre-loan application is an enquiry. It does not pull a credit report, creates no obligation on either side, and is not a commitment to lend. If the file progresses to formal underwriting, we will tell you clearly at that point what is being requested and obtain your authorisation.

We use it to assess and respond to your enquiry. We do not sell it. Details of what we collect, how long we hold it and how to ask for its removal are set out in our privacy policy.