We provide funding for all residential properties up to 4-unit multifamily. Single-family homes, duplexes, triplexes, and fourplexes will all qualify. However, we do not fund vacant land, rural property, farm land, mobile homes, or commercial properties.

We provide funding in most states across the U.S. However, we do not currently lend in California, Colorado, Delaware, New York, Oregon, Rhode Island, or Washington State.

While we fund deals in many markets, we prefer to lend in the following states: Alabama, Florida, Georgia, Indiana, Mississippi, Missouri, North Carolina, Ohio, Pennsylvania, South Carolina, Texas, and Virginia.

This is a short-term loan with a 120-day repayment period, so it is not designed for full renovations or fix-and-flip projects. Our priority is ensuring you successfully return the capital within the 120 day time frame. For most borrowers—especially those with limited experience—the best strategy is to close on the property and list it immediately to maximize speed and profitability.

However, we do allow small-scale cosmetic improvements, such as trash removal, painting, carpet replacement, light fixture updates, hardware swaps, and other minor touch-ups. Any approved repairs must be funded by the borrower and completed quickly to avoid delays in listing the property.

No. This is a completely deal-based loan, meaning your credit history and financials are not a factor in our approval process. As long as your deal meets our lending criteria, you can qualify for funding—no income verification, and no financial statements required.

You’ll need to cover your normal closing costs, which can vary depending on the purchase price and the title company. Make sure you ask your title company for an estimate of these costs so you can plan accordingly. Additionally, you are responsible for any earnest money deposit required by the seller.

The property must also have insurance at the time of closing. If you pay for an annual policy, you’ll be reimbursed for the unused portion when you resell the property. Property taxes are handled the same way—you’ll pay them upfront but will receive a pro-rated reimbursement at closing when you sell.

The most important factor for loan approval is that the property must be a good deal with a substantial margin between the contract price and market value. The numbers need to make sense, ensuring that the borrower can cover all costs, repay the loan—including interest and fees—and still walk away with a strong profit. This loan is not designed for deals where a small assignment fee makes more sense.

It's for deals with significant built-in equity, where wholesaling off-market would mean leaving money on the table by selling to an investor seeking a deep discount.

In addition to the financial criteria, the property:

• Must be vacant at closing 
• Must be a residential property with no more than four units.
• We do not lend on land, mobile homes, or rural properties.
• Must be located in a state where we currently lend (see answer to 'which states do you lend in')
• cannot be a tear-down or require a full gut rehab.

To get more details on the loan process and the specific deal criteria for approval, submit your name and email, and we’ll send a detailed breakdown of the criteria we use to approve a property for funding.