Fix and Flip
Purchase and renovation in one facility, with the rehab budget funded to 100% and released in draws as work completes.
Program termsResidential investment property
Residential investment loans
Financing for single family, condo, townhouse and small multifamily investment property — buying, renovating, holding and refinancing. Underwritten on the property and the project, not on your personal debt-to-income ratio.
What we finance
Residential programs
Most investors use more than one of these in sequence — short-term money to buy and improve, then long-term financing to hold.
DSCR Rental Loans
Long-term financing underwritten on the property's rental income, with 30- and 40-year terms available.
Program terms2-Year No Ratio Bridge
A 24-month bridge on a single rental property, not sized on debt service coverage, with no prepayment penalty.
Program termsPrivate Money
Asset-based financing for property that will not qualify conventionally in its current condition.
How it worksResidential Construction
Ground-up construction on single family non-owner-occupied projects, advanced against verified progress.
Program termsCredit Line
A revolving facility to acquire, reposition and stabilise several residential properties under one line.
Program termsHow residential investment lending differs from a mortgage
A mortgage on your own home is a consumer loan, underwritten on your income and your debt-to-income ratio. A residential investment loan is a business-purpose loan secured by property you do not live in, and it is underwritten differently: the lender looks at what the property is worth, what your plan will make it worth, what it earns, and what you have done before.
That difference is why an investor with strong deals but complicated tax returns can often finance a rental portfolio far more easily than they can refinance their own house — and why your completed project count is worth real money on these programs.
We do not offer loans secured by a primary residence. Everything here is for investment and business-purpose property.
Which program fits your project
- Buying something a bank will not touch yet — private money or fix and flip.
- Buying, renovating and reselling — fix and flip.
- Buying, renovating and keeping — fix and flip, then refinance into DSCR.
- Holding for rental income — DSCR rental financing.
- A timing gap on a single rental — the 2-year no ratio bridge.
- Several properties at once — a credit line.
- Building from nothing — ground up construction.
Not sure? The loan calculator will size your deal against each program, or describe the project on the pre-loan application and we will tell you which structure fits.
Common questions
Residential investment loan FAQs
What counts as a residential investment loan?
A loan secured by one-to-four-unit residential property that you do not live in — single family houses, condos, townhouses and small multifamily buildings held for investment. Because the property is not your home, these are business-purpose loans rather than consumer mortgages, which is why they are underwritten on the asset and the project rather than on your personal debt-to-income ratio.
Can I get a residential investment loan without tax returns?
Usually, yes. Fix and flip and bridge lending is underwritten on the property, the project and your track record. Rental financing is generally underwritten on what the property earns. Credit is still reviewed and reserves are still verified, but full personal income documentation is often not the deciding factor. Owner-occupied lending is the exception, and we do not offer loans secured by a primary residence.
How much do I need to put down on an investment property?
Expect to contribute meaningful capital — these are not 100% financing programs. How much depends on the program, your completed project count, your credit score and how the appraisal lands. Our loan calculator will size your specific deal and show you the cash figure before you speak to anyone.
Do you lend on condos and townhouses?
Yes. Single family, condo and townhouse investment properties all qualify on our residential programs. Tell us the property type at the outset, as some condo projects carry additional review.
What is the fastest residential program?
Short-term programs underwritten on the asset move faster than long-term rental financing, because the underwriting is narrower. The real timeline on any deal is set by the appraisal, title and how quickly your documents come back — not by the lender's appetite.
Also financing commercial property?
Retail, office, light industrial, mixed-use and larger multifamily are handled on our commercial side.
Commercial loansTalk to us about your deal
Tell us the property, the plan and the timeline. We will tell you honestly whether we can help and what the realistic next step is.