Three ways we lend, with the terms and the arithmetic written down.
Every program below runs on the same published terms — 10% to 12% interest, 2 to 3 points, $1,290 in total fees and no prepayment penalty. What changes between them is the exit. Full detail is on the Rates & Terms page.
Buy it, renovate it, sell it. The most common thing we fund, and the one our terms are built around — up to 100% of the acquisition plus rehab funds, because the deals worth doing rarely wait for you to free up cash.
| Loan amount | $50,000 to $1,000,000 |
|---|---|
| Rate | 10% to 12%, interest only, paid monthly |
| Points | 2 to 3, and they can be rolled into the loan |
| Total fees | $1,290 |
| Prepayment penalty | None |
| Term | Up to 12 months |
| Loan to value | 65% of ARV, up to 70% if the profit is strong |
| Acquisition financing | Up to 100%, plus rehab funds |
| Draws | Disbursed in under a day |
| Appraisal | In house, usually within a day |
Illustration using our published terms. Your numbers will differ.
Interest is charged only on what has actually been drawn, so holding back rehab funds until you need them lowers this. Points can be rolled in, so at closing you are not writing a check for them. Excludes your own closing, carrying and selling costs — the profit calculator handles those.
Same money, different ending. You keep the property and refinance out of our loan into a permanent one instead of selling. Our terms are identical to Fix & Flip; what differs is that we underwrite your refinance, not your resale.
| Terms | Same as Fix & Flip — 10–12%, 2–3 points, $1,290 fees |
|---|---|
| Exit | Refinance rather than sale |
| Term | Up to 12 months — long enough to renovate, season and refinance |
| Loan to value | 65% of ARV, up to 70% if the profit is strong |
| The refinance | We can introduce you to a commercial or retail bank |
| Prepayment penalty | None — refinance the day you are ready |
Illustration using our published terms. Your numbers will differ.
The whole point of BRRR is that the refinance, not a sale, is the exit. That only works if the after-repair appraisal lands where you underwrote it, so we look hard at your ARV before funding. We can introduce you to a commercial or retail bank for the permanent loan.
Ground up, from the lot to the certificate of occupancy, funded in stages as the work gets done. Priced per project rather than off a rate card.
| Terms | Set case by case |
|---|---|
| What we fund | Ground up, from lot through to certificate of occupancy |
| Funding | Staged draws against completed work |
| Interest | Charged only on drawn funds |
| Draws | Disbursed in under a day |
| Who you are dealing with | Principals who have built hundreds of homes |
Illustration. New construction terms are set case by case.
New construction is priced per project rather than off a rate card, because the risk sits in the build schedule rather than the purchase price. Our principals have built hundreds of new construction homes themselves, so the conversation is about your schedule and your builder, not whether we understand the product.
Across the 52 loans we have funded and been paid back on, this is what the timelines looked like. Not projections — closed loans.
The profit calculator uses these same rates. Put in your purchase price, rehab budget and ARV and it will show you what you would clear.
Call or text any of us — we’ll talk through your project in minutes.
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