investor funding. creative finance.

Creative Real Estate Financing Solutions

We provide complete financing solutions for real estate investors, including short-term fix & flip financing, long-term rental property loans, and specialized transaction funding. Our hard money loans and alternative financing options can be used for purchase, refinance, renovation projects, and bridge funding on non-owner occupied residential and commercial properties. Submit your funding request below on the form.

Solutions for your deals

  • Fix & Flip Financing - Short-term renovation loans starting at 10.75%

  • DSCR Rental Loans - Long-term investment property financing starting at 5.75%

  • Seasoned DSCR Programs - Enhanced rates starting at 6.99% for established rentals

  • Construction & Development Loans - New build financing starting at 11.75%

  • Earnest Money Deposit (EMD) Funding - Secure your deals up to $100,000

  • Transactional Funding - Double closings and escrow transactions ($100K-$1.5M)

  • Bridge Financing - Short-term solutions for time-sensitive opportunities

  • Commercial Property Loans - Financing for investment commercial real estate

Ready to get started? Submit a brief inquiry with the form below, or use the application links provided to begin your full loan application process.

Earnest Money Funding

Approval without credit checks, statements, or tax returns

Funding Requirements - We only fund refundable ("soft") EMD within the due diligence/inspection period (NO CREDIT CHECK). You will need to be the buyer listed on the contract.  We may ask to see two previous closing and HUDs for reference. We have a $1,500 minimum on any EMD deal. 

  • Upfront Investment - 5% deposit required or $250 minimum to secure funding. If you need $5,000 EMD, a $250 fee is required upfront. This step helps us make sure the investor or fix-and-flipper is really confident the deal will close and this cover wire fees and the time it takes to handle paperwork with our team. These deals take time, and this helps keep everything smooth for everyone involved.

  • Fees for EMD - We charge a 40% fee (see below). This percentage is based on the EMD amount we fund and is collected at closing. Every deal is different, and we’re here to structure terms that work best for your situation. These are examples. If more risk is involved, the fee would be higher, but you should have an assignment that covers these fees anyway, so the money is paid from the deal.

    Here is the breakdown:

    ⚡ Need $1,500 EMD? Fee: $1,500 (our minimum return)
    ⚡ Need $5,000 EMD? Fee: $2,000
    ⚡ Need $10,000 EMD? Fee: $4,000
    ⚡ Need $50,000 EMD? Fee: $20,000

  • Deposit Terms - Initial deposit is non-refundable but credited toward total fees when deal closes successfully. Deals over 30 days will have an additional fee.

  • Funding Range - EMD funding available up to $100,000

  • Documentation Required - All contracts needed (A-B, B-C, etc.)

  • Your Investment Shows Commitment - Demonstrates your confidence and "skin in the game" for the transaction

  • Covers Underwriting Costs - Deposit compensates for time spent analyzing and approving your deal

    Earnest Money Funding Process

    Send in your deal details for review
    Submit your complete request including all required information. You will need to submit your purchase agreement with all signatures. While the end buyer does not need to have the deal funded yet, we do need to see a clear funding plan in place before the due diligence period ends and before the earnest money becomes hard. We need to confirm how the funds for your purchase will be coming through. This means checking if the money is coming from a hard money lender, private money lender, cash buyer, or another source. Many deals don’t close because lenders haven’t given a clear-to-close or because a ‘cash buyer’ doesn’t actually have the cash available. Verifying this helps keep your transaction smooth and secure.

  1. Our team will review and conduct due diligence
    We’ll assess your submission and notify you if it’s approved to move forward. Steps include verifying wire instructions, confirming you are the contract holder, verifying the title company, calling the title company, and reverse-engineering all details you put into the contract.

  2. Sign the necessary paperwork and that includes a JV Agreement
    Once approved, we’ll send over the contracts to be signed.
    (Note: The Mutual Release Agreement has to be signed along with your PSA if you’re not already in contract. If you're under contract, we’ll still need it signed by the seller.)

  3. Pay the non-refundable processing fee
    Submit the required upfront fee to proceed.

  4. Connect us with the title company
    We’ll work with them to verify the deal and confirm how funds will be disbursed.

  5. Receive funding
    Once everything checks out, your deal gets funded!

How do I get started to see what I qualify for?

Make the most of our simple user-friendly funding form below for all submissions, or explore our sister website dedicated to Full Service Investment Solutions or submit our deal below. With detailed applications that go directly to our brokerage underwriter for investment loans such as DSCR, you're in for a seamless experience on either website. All deals are funded within our LLC, subsidiaries and/or investment partners and sent directly to the Closing Office.

    • Competitive Interest Rates - Starting at 5.75%

    • Property Qualification - Rent-ready and leased properties qualify

    • Flexible Financing - Up to 80% Loan-to-Value ratio

    • Loan Range - $75,000 to $2,000,000

    • Credit Requirements - Minimum FICO score of 680

    • Cash Flow Standard - Minimum 1.0 Debt Service Coverage Ratio (DSCR)

    • Stable Terms - 30-year fixed rate mortgage

    • Property Types Accepted - Single family homes, 2-4 unit multifamily properties, condos, and townhomes

    • Competitive Rates - Starting at 11.75% interest

    • Borrower Requirements - Strong credit profile, proven liquidity, and construction experience required

    • Property Types - Single family homes and 2-4 unit multifamily properties

    • Construction Methods - Stick-built and modular construction accepted

    • Flexible Financing - Up to 90% Loan-to-Cost (LTC) and 70% After Repair Loan-to-Value (ARLTV)

    • Short-Term Focus - 12-18 month loan terms available

    • Pay-As-You-Go - Interest charged only as funds are drawn/used

    • Project Types - Land development and knockdown/reconstruction projects

    • Experienced Builders Preferred - Designed for seasoned real estate developers and contractors

    • Attractive Interest Rates - Starting at 6.99%

    • Credit Requirements - Minimum FICO score of 680

    • Strong Cash Flow Standard - Minimum 1.1 Debt Service Coverage Ratio (DSCR)

    • Seasoning Requirement - Property must be leased for minimum of 6 months

    • Competitive Financing - Up to 75% Loan-to-Value ratio

    • Property Types - Single family homes and 2-4 unit multifamily properties

    • Long-Term Stability - 30-year fixed rate mortgage

    • Simplified Process - No personal income verification required

    • Investment-Focused - Perfect for seasoned rental property owners looking to refinance or expand

    • Competitive Rates - Starting at 10.75% interest

    • Pay-As-You-Go - Interest charged only as funds are drawn/used

    • Property Types - Single family homes and 2-4 unit multifamily properties

    • Simplified Documentation - No tax returns or income verification required

    • Accessible Credit Requirements - Minimum FICO score of 650

    • Strong Financing - Up to 70% After Repair Loan-to-Value (ARLTV)

    • Beginner-Friendly - No prior flipping experience required

    • Flexible Terms - 12-month loan term with no prepayment penalties

    • Perfect for New Investors - Ideal for first-time flippers and experienced investors alike

Funding Request

If you would like to chat before applying or about getting a quote. Please fill out the information below. 

Open a new door, you just need to walk through it and see what’s on the other side - Jen