Frequently Asked Questions

We approve within 24 hours and have funded loans in as few as three days. Five to seven days is typical. Two things make that possible: we do our appraisals in house instead of waiting on a third-party appraisal company, and the people deciding on your loan are the same three people you talked to on the phone.

The property address, your purchase price, your rehab budget, and your after-repair value. From there the application covers your background, real estate you already own, and your assets. It takes about ten minutes.

We never collect your Social Security number or date of birth through the website. If we need them, we call you.

Yes. Experience helps your rate and how much we’ll finance, but a first deal with good numbers is still a deal we’ll look at. We’ve funded plenty of people on their first flip who are now on their twentieth.

Maryland, Virginia, Washington D.C., Pennsylvania, and Florida. Most of our volume is in the Baltimore–D.C. corridor, but we look at deals across all five.

Either one. We lend to your LLC with a personal guarantee, or in your personal name — whichever fits how you hold your deals. If you don’t have an entity set up yet, that’s not a dealbreaker.

Most of our loans are between 10% and 12% interest with 2 to 3 points. Points can be rolled into the loan so you’re not paying them out of pocket at closing. Full detail is on our Rates & Terms page.

$1,290 in total fees. That covers application, processing, underwriting, and document preparation. Points are separate and can be rolled into the loan.

No. If you finish the rehab and sell in four months, you pay four months of interest and nothing more. We don’t charge you for being fast.

Interest only, monthly, with the principal due when you sell or refinance. You’re not amortizing a 30-year loan over a six-month flip.

Up to 100% of the acquisition, plus additional funds for the rehab. On the right deal you can get in with very little of your own cash in the property.

We target 65% of the after-repair value or less, and we’ll stretch toward 70% if the profit on the deal is strong enough. ARV is what the property is worth once the renovation is finished — not what you’re paying for it today.

$50,000 to $1,000,000.

Up to 12 months. These are short-term loans built around a renovate-and-exit timeline.

Call us before you reach the maturity date, not after. Extensions are handled case by case. The people you’d be calling are the owners of the company, so you get an answer the same day rather than a decision from a committee you’ll never meet.

You submit a draw request as work gets completed, and we disburse in less than a day. Most lenders take a week and send an inspector first. That difference is the whole reason contractors like working on our deals.

We do our appraisals in house, usually within a day. You’re not paying for a third-party appraisal or waiting two weeks on an appraisal management company.

Yes. We keep a running list of the people our borrowers use — contractors, title companies, insurance agents, and agents — on our Partners & Contractors page. We don’t take a fee from anyone on it.

Request one through the payoff request form and we’ll send it to the email address you give us, or have your title company request it directly.

Yes — that’s our BRRR program (buy, rehab, rent, refinance). Same terms as fix and flip, and we can connect you with a commercial or retail bank for the permanent refinance.

Yes, ground up. Our principals have built hundreds of new construction homes themselves, so it’s a project type we understand rather than one we tolerate. Terms are set case by case.

Talk to us. It depends on what’s on title and what you’re trying to do — call or text and we’ll tell you straight away whether it’s something we can do.

Jack, Ben, and Mark. We’re a family-owned lender that’s been doing this since 2013, and there’s no call center between you and the person approving your loan. All three of our numbers are at the bottom of every page.

Short-term financing secured by the property rather than by your income, priced on the strength of the deal. It’s what investors use when a conventional 30-to-45 day bank close would cost them the property. You pay more in interest than a bank loan and you get speed and flexibility in return.