Real Estate Investor Loans

Before we talk, run the deal yourself.

I built the Passive Income Property Analyzer for exactly this. It pulls the equity you already have, runs real DSCR math on a property you are looking at, projects thirty years, and then models how the cash flow compounds into the next door and the one after that. Single family through 9+ units, commercial, short-term rental and mobile home. There is a fix-and-flip side too.

It is free, nothing is sent anywhere, and it prints a report you can take to a seller or a partner.

Blanket and portfolio loans

One loan across 2 to 25 properties instead of a separate file for each. Up to $6.25 million at 75%, fixed rate, one payment, one closing.

Experienced investors only, and the loan as a whole needs a 1.00x DSCR. The number to understand before you sign is the release price: selling one property out of the blanket costs about 120% of its share of the debt. Blanket and portfolio loans.

Bridge: buy now, sort the financing out after

For when the timing does not line up. You found the deal but your money is tied up, or you bought all cash and need to pull it back out, or the property will not qualify for a normal loan until something is fixed.

These are short-term, interest-only, and priced accordingly. Six or twelve months is typical, with extension options. The lender will want to see a real exit: a sale with real profit in it, or a refinance you already qualify for. Bridge loans for investors.

One rule that catches people: this paper is business-purpose only. You cannot live in the property, not even briefly, not even as a second home. If you want to buy your next home before selling your current one, that is a different program. Buy before you sell.

Fix and flip, and BRRRR

Purchase plus rehab in one loan, with the rehab money escrowed and released on a draw schedule as the work passes inspection. Or you fund the rehab yourself and keep the loan smaller.

Either way the lender approves the budget, the scope of work and the contractor before you close. Exit is a sale or a refinance into long-term rental financing. Fix and flip financing.

Ground-up construction

Land plus vertical, financed in stages. Some programs will convert straight into permanent financing at completion instead of making you refinance, though you requalify at that point rather than it happening automatically. New construction loans.

Multifamily, 5 units and up

Once you cross five units you are out of residential lending. The building's income carries the loan, and the questions change: rent roll quality, debt service coverage, and how much cash you keep after closing.

Loans run $350,000 to $2.5 million on 5-9 unit buildings, with a 1.15 minimum DSCR, 30-year fixed or interest-only, and LLC vesting with a personal guarantor. Reserves are six months of full payments and gift funds are not allowed, so plan the cash early. Multifamily loans, 5 to 9 units.

For a rental purchase or refinance: the address, the purchase price or current value, the rent (actual or market), your estimated credit score, and whether you are closing personally or in an entity.

For a bridge, rehab or construction deal: the same, plus your budget, your scope of work, your contractor, and your exit plan with a timeline.

For commercial: the property, what your business does, how much of the space you occupy, and two years of business financials.

You do not need all of it to start a conversation. You need enough for me to tell you honestly whether the deal works.