FAQ and Information

We offer investor-only lending including 12–18 month value-add (fix & flip) loans, bridge loans (where available), ground-up construction loans, and 30-year DSCR rental loans (amortizing fixed and interest-only ARM options depending on program).

Value-add loans are short-term mortgages designed to buy and renovate properties. They’re commonly used for rehab-to-resell or rehab-to-refi strategies, with leverage tied to loan-to-cost and loan-to-after-repair value (ARV).

Typical guidelines: 12–18 month term, no prepayment penalty, and maximum leverage up to ~90% loan-to-cost and ~75% loan-to-ARV (experience-dependent).

Typical loan amounts are about $100,000–$1,500,000 per property, with a minimum of ~$50,000 per unit on 2+ unit properties.

Yes. DSCR rental loans are 30-year investment-property loans that qualify primarily based on the property’s debt service coverage ratio (DSCR) rather than personal income.

For 1–4 unit rentals, typical maximum LTV is up to ~80% for purchase or refinance, and up to ~75% for cash-out refinance (credit tier and program guidelines apply).

Minimum DSCR is typically ~1.10 for our standard rental program. Some programs use tiered DSCR minimums based on credit score (for example, lower DSCR allowed for higher credit tiers).

Yes—typically at higher rates and lower LTV than long-term rentals. For STR refinances, we generally underwrite operating history instead of a long-term lease, and we typically want to see ~6 months of STR operating history.

Yes. Portfolio loans require at least two properties and can offer lower rates and lower fixed costs (loan fees and third-party closing costs) compared to separate loans.

Yes. Construction loans are typically 12 months (with longer terms available in some cases) and generally fund projects through an initial advance plus draws as work is completed.

A common baseline is 680+ FICO with no serious delinquencies in the past ~2 years. Some programs and scenarios can differ, so submit the deal and we’ll confirm eligibility.

Eligible collateral is typically non-owner occupied single-family and small multifamily (commonly up to 5–8 units). Manufactured housing and mixed-use are not eligible under our core programs.

No. Properties cannot be rural. For our guidelines, the property must be in an MSA with population greater than 75,000.

We lend in most states, excluding: AK, HI, NV, ND, SD, WY.

As-is value (or purchase price if applicable) must generally be greater than $100,000.

Minimum liquidity typically includes down payment, closing costs, 3 months of mortgage payments, and ~15% of the renovation budget held as reserves, with a $25,000 minimum liquidity floor.

Plan for down payment, closing costs, and 6 months of mortgage payments as reserves.

Checking, savings, and money market accounts. We can also consider retirement accounts, stocks, and HELOC availability at 50% of the balance.

Yes. The partner must be on title within the borrowing entity.

We do not. We’ll lend up to ~90% loan-to-cost depending on experience and the project profile.

Click “Submit a Deal”, sign in (or create an account), and enter your project details. Make sure the closing date is accurate and aligns with the timelines below.

Our team typically responds within 24 hours after a deal is submitted through the portal (assuming the submission is complete).

The timelines start when the file is “ready for underwriting” — meaning the Offer is accepted and all required items under the “Tasks” tab are completed (documents uploaded, info provided).

If eligible, you’ll receive an automated email from noreply@myinvestorloan.com letting you know an Offer is ready for review. After you accept and complete Tasks, we order valuation and move into underwriting.

Depends on the product. Typical timelines (starting when the file is ready for underwriting): Rehab/bridge loans ~10 business days for new clients (5–7 for repeat); Rental loans ~4 weeks for single properties (5–8 weeks for most portfolios); Construction 3+ weeks; 5+ unit multifamily 4–6 weeks (appraisal/complexity dependent).

We only do hard pulls for rental loans AFTER you’ve accepted an offer and once the loan is in underwriting. We utilize soft pulls for short-term mortgages.

Yes. If owned <3 months, the loan cannot exceed 80% of investment cost (purchase + rehab). If owned 3–6 months, the loan cannot exceed 100% of investment cost. After 6 months, there is no restriction on investment cost.

We require title insurance on our loans, which many local auction properties won’t have. Some online auctions use a closing agent that provides title insurance — check with the seller/platform.

If it would cause a lien to be filed on the property, we can’t lend. We need to be in first position and can’t have any 2nd liens behind our loans.

For short-term loans, we evaluate geography (MSA <75k, town <7,500, distance from hubs/airports, local development patterns). For long-term loans, we rely on the appraisal’s rural designation (and may dispute it if it appears unreasonable).