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Arizona Bridge Loan Program
Last Updated: April 18, 2025
OfferMarket is not NMLS licensed in Arizona. To serve real estate investor clients in Arizona, we operate as a rate shopping service and process your loan with the most competitive licensed capital provider on our platform.
At OfferMarket, our mission is to help you build wealth through strategic real estate investments in Arizona. We’ve developed a fully integrated platform that equips you with everything you need along your investment journey, including:
• Private capital lending
• Insurance rate comparisons
• Exclusive access to off-market Arizona properties
Our Arizona Bridge Loan Program is engineered to deliver fast, dependable, and competitively priced financing, empowering you to acquire and upgrade 1‑4 unit residential investment properties throughout the Grand Canyon State. Whether you plan to flip a property quickly for profit or convert it into a rental asset with a DSCR refinance, we’re dedicated to partnering with you for lasting success.
What Is a Bridge Loan in Arizona?
A bridge loan offers short-term, interim financing designed to “bridge” the gap until a more permanent funding solution is secured. In the Arizona market, these loans are especially beneficial when used in scenarios such as:
Acquisition & Rehabilitation: Purchase a distressed or outdated property and renovate it while keeping cash available for future opportunities.
Cash Purchase Refinance: Secure a property with a cash offer (often necessary for rapid closings) and then refinance to unlock equity for property improvements.
Loan Replacement: Replace an existing loan on a property that still needs work, providing extra time and funds for renovations.
As‑Is Purchases: Acquire properties under market value without planned upgrades—intending to resell “as‑is” for a profit.
Equity Extraction: Refinance a cash purchase without any planned renovations, leveraging existing equity for your next Arizona project.
Extended Rehab Financing: Refinance an existing bridge loan after major renovations are completed, giving you extra time either to sell or convert to long‑term rental financing.
Often referred to as “hard money” or “fix and flip” loans, these flexible financing options are widely embraced by Arizona real estate investors.
How It Works
An Arizona bridge loan is typically divided into two key components:
Initial Advance
This portion is applied directly to the purchase price and is wired to the title company at closing.
Construction Holdback
Reserved exclusively for renovation expenses, these funds are disbursed incrementally as you meet predetermined draw requirements.
Our design prioritizes flexibility. You may choose to receive both components to maximize your leverage or opt solely for the initial advance if you intend to finance repairs out-of-pocket. Many experienced investors in Arizona use a combination of both, while others—especially those handling cash deals—utilize only the holdback for essential improvements.
Your exit strategy remains flexible. You might opt to sell the property immediately after renovations or convert it into a rental and pursue a DSCR refinance. And if market dynamics shift, you can seamlessly transition—from a BRRRR (Buy, Rehab, Rent, Refinance, Repeat) model to selling outright if resale valuations appear particularly attractive.
Who Leverages Arizona Bridge Loans?
Fix and Flip Investors: Those looking to purchase, renovate, and rapidly sell properties for profit.
Rental Investors Using the BRRRR Strategy: Investors acquiring properties, updating them, renting them out, and then refinancing to release capital.
Many investors in Arizona blend these strategies—flipping some properties while keeping others as long‑term rentals to take advantage of evolving market conditions.
Program Guidelines
| Criteria | Guideline |
|---|---|
| Loan Amount (minimum) | $25,000 |
| Loan Amount (maximum) | $2,000,000 |
| ARV (minimum) | $100,000 |
| Experience | Not required |
| Credit Score (minimum) | 680 |
| Borrowing Entity | LLC or Corporation |
| Initial Advance | Up to 90% of the purchase price |
| Construction Holdback | Up to 100% of your rehab budget |
| LTARV (maximum) | 75% |
| Interest Rate | Get an instant personalized quote |
| Origination Fee | 1.5 to 2 points |
| Term | 12 to 24 months |
| Prepayment Penalty | None |
| Structure | Interest‑only payments with a balloon at maturity |
| Recourse | Full recourse (minimum 51% guarantee by the borrowing entity) |
| Exit Strategy – Sale | Minimum 30% ROI |
| Exit Strategy – Refinance | Minimum 1.1 DSCR after renovations |
| Valuation | Appraisal report or in‑house valuation |
| Square Footage Minimum | Single family: 700+; 2‑4 unit: 500+ per unit; Condo: 500+ |
| Acreage (maximum) | 5 |
| Interest Accrual | Loans under $100K: full accrual; $100K+ loans: as disbursed |
| Advanced Draws | At the lender’s discretion |
| Down Payment | Minimum $10,000 |
Project Eligibility
At OfferMarket, your success and the security of your investment are our top priorities. With fewer than 0.5% of our loans ever in default, we work closely with you to maintain this standard by emphasizing responsible lending practices.
High‑risk projects—typically those that require extensive or intricate rehabilitations—naturally face higher chances of delays, cost overruns, and unforeseen market shifts. These challenges are especially pertinent in Arizona’s varied markets, where regional weather and local regulations can add complexity. We function not only as your lender but also as your trusted advisor and risk manager, setting realistic expectations at every step.
Initial Advance
The initial advance is based on both your experience and the particulars of your project. Key factors include:
The number of investment properties you have managed over the past 24 months.
The number of verifiable rehab projects completed in the last 5 years.
A minimum credit score of 680, with a strong preference for 720+.
Professional credentials (for instance, if you’re a licensed Realtor, General Contractor, or Professional Engineer).
If the purchase price surpasses the “as‑is” value determined by our appraisal (or in‑house valuation), the advance is capped at that lower value. Your exit strategy is also evaluated: for properties slated for sale, we generally require a projected gross margin of at least 30% and a minimum profit of $15,000. For rental conversions or refinance scenarios, a post‑rehab DSCR of at least 1.1 is needed. Properties in rural parts of Arizona might face additional experience prerequisites and a reduced initial advance.
Experience-Based Tiers
We use a tier system to assess your experience based on verifiable project history:
| Tier | Completed Projects |
|---|---|
| 1 | 0 |
| 2 | 1–2 |
| 3 | 3–4 |
| 4 | 5–9 |
| 5 | 10+ |
Initial Advance by Tier
| Tier | Initial Advance (% of Purchase Price) |
|---|---|
| 1 | 80% (up to 85% available for excellent credit/liquidity) |
| 2 | 85% |
| 3 | 85% |
| 4 | 90% |
| 5 | 90% |
Adjustments to the Initial Advance
Specific risk factors may necessitate adjustments:
| Scenario | Adjustment |
|---|---|
| Credit score below 720 | -5% |
| Full gut renovation required | -5% |
| Entering a new Arizona market | -5% |
| Licensed Realtor | Up to +5% |
| Licensed General Contractor | Up to +10% |
| Licensed Professional Engineer | Up to +10% |
| Rural property projects (Tier 3+ required) | -20%(3+experience) |
Rehab Scope Classification & Eligibility
Definition of Rehab Scope
Light Rehab: Renovation costs are less than 25% of the purchase price.
Moderate Rehab: Costs range from 25% to 49.99% of the purchase price.
Heavy Rehab: Costs range from 50% to 99.99% of the purchase price.
Extensive Rehab: Costs equal or exceed 100% of the purchase price, often involving additions, expansions, or “lopsided deals” with a low purchase price.
Eligibility Based on Rehab Scope
| Tier | Experience (Completed Projects) | Light | Moderate | Heavy | Extensive |
|---|---|---|---|---|---|
| 1 | 0 | Eligible | Ineligible | Ineligible | Ineligible |
| 2 | 1–2 | Eligible | Eligible | Eligible | Ineligible |
| 3 | 3–4 | Eligible | Eligible | Eligible | Eligible |
| 4 | 5–9 | Eligible | Eligible | Eligible | Eligible |
| 5 | 10+ | Eligible | Eligible | Eligible | Eligible |
LTARV Limits (Loan-to-After-Repair Value)
| Tier | Experience (Completed Projects) | Light | Moderate | Heavy | Extensive |
|---|---|---|---|---|---|
| 1 | 0 | 70% | – | – | – |
| 2 | 1–2 | 70% | 70% | 70% | Ineligible |
| 3 | 3–4 | 75% | 75% | 75% | 70% |
| 4 | 5–9 | 75% | 75% | 75% | 70% |
| 5 | 10+ | Eligible | Eligible | Eligible | Eligible |
LTFC Limits (Loan-to-Full-Cost)
For projects where the rehab budget exceeds the purchase price or “as‑is” value (Extensive Rehab), we use the Loan-to-Full‑Cost (LTFC) metric. For example, an LTFC of 85% implies that we fund 85% of the total project cost, leaving you to cover the remaining 15%.
| Tier | 1 | 2 | 3 | 4 | 5 |
|---|---|---|---|---|---|
| Experience | 0 | 1-2 | 3-4 | 5-9 | 10+ |
| Light | N/A | N/A | N/A | N/A | N/A |
| Moderate | Ineligible | N/A | N/A | N/A< | N/A |
| Heavy | Ineligible | N/A | N/A | N/A< | N/A |
| Extensive | Ineligible | Ineligible | 85% | 90% | 90% |
Practical Examples
Example: No Experience
Purchase Price: $200,000
Tier: 1 (no verified projects)
Credit Score: 695
Rehab Budget: $48,000
ARV: $300,000
Initial Advance: $150,000 (75% of purchase price)
Construction Holdback: $48,000
Total Loan Amount: $198,000
LTARV: ~66%
LTFC: ~80%
Interest Accrual: Full accrual
Example: No Experience, Excellent Credit
Purchase Price: $200,000
Tier: 1
Credit Score: 750
Rehab Budget: $48,000
ARV: $300,000
Initial Advance: $160,000 (80% of purchase price)
Construction Holdback: $48,000
Total Loan Amount: $208,000
LTARV: ~69.3%
LTFC: ~83.9%
Interest Accrual: As funds are disbursed
Example: With 5 Verified Projects
Purchase Price: $200,000
Tier: 4 (5 projects)
Credit Score: 750
Rehab Budget: $40,000
ARV: $300,000
Initial Advance: $180,000 (90% of purchase price)
Construction Holdback: $40,000
Total Loan Amount: $220,000
LTARV: ~73.3%
LTFC: ~91.7%
Interest Accrual: As funds are disbursed
Refinancing Using “As Is” Value Instead of Cost Basis
Our standard underwriting is based on your cost basis (the purchase price plus sunk costs) to ensure you maintain skin in the game. However, if you own a well-established Arizona property with an “as‑is” value that exceeds your cost basis—and you require financing for renovations—we may consider leveraging that higher value. Requirements include:
• The property must be habitable (at least in C4 condition) with no major structural or safety concerns.
• You must have owned the property for a minimum of three years.
• If paying off an existing loan, the lender cannot be a bridge or construction lender, and there should be no default interest, late fees, or extension charges.
• A minimum credit score of 680 is required.
• You should be in Experience Tier 3 or above, meaning you have completed at least four similar, verifiable rehab projects.
• You must present clear evidence (supported by recent local comparable sales) that the property’s current “as‑is” value exceeds your investment.
• The overall scenario must be logical—for example, if you rented the property and now plan to renovate and sell after tenants have moved out.
Transactions Involving Wholesalers and Price Increases
If you acquire a property through a wholesaler, any assignment fee or double‑close price bump may be financed—as long as it does not exceed 20% of the wholesaler’s original purchase price. Amounts above that threshold must be covered out-of-pocket. For instance:
A‑B Contract (from owner/wholesaler): $200,000
B‑C Contract (assignment fee): $40,000
As Is Value: $240,000
Value Basis for Initial Advance: $230,000
Guidelines for wholesaler transactions include:
• Assignment fees or price escalations are financed up to 20% of the purchase price.
• All transactions must be conducted at arm’s length, with complete contract documentation.
• Finder or referral fees are not eligible for financing.
Construction Holdback
The construction holdback funds are made available to you based on draw requests tied to verified progress on your renovation. If you prefer to self‑fund the repairs, you can opt out of the construction holdback entirely.
Notably, for loans of $100,000 or more, any undrawn funds will not accrue interest (“as disbursed” method).
Draw Guidelines
| Criteria | Guideline |
|---|---|
| Minimum Draw Amount | None |
| Maximum Draw Amount | Up to 100% of the remaining holdback |
| Number of Draws Allowed | Unlimited |
| Materials Delivered (Not Installed) | Up to 50% coverage (receipt/invoice required) |
| Inspection | App‑based self‑service inspection |
| Turnaround Time | 0 to 2 business days |
| Draw Fee | $270 |
| Wire Fee | $30 |
Appraisal & Valuation Requirements
A valuation is mandatory for all OfferMarket bridge loans. Based on the specifics of your deal, we may require a third-party interior appraisal, a third-party exterior appraisal, or an in-house valuation.
In‑House Valuation Guidelines
If you meet certain criteria, you may opt for an in‑house valuation instead of a third‑party appraisal. To qualify, all of the following must apply:
Property Type: Single‑family, duplex, triplex, or fourplex.
Experience Tier: Tier 4 or above.
Minimum Credit Score: 720.
Rural Location: Not permitted.
New Market Entry: Not permitted.
Maximum LTARV: 70%.
Even if you qualify, we may still require a formal interior or exterior appraisal based on your deal specifics at our discretion.
When Exterior Appraisals Are Accepted
Exterior‑only appraisals are allowed for certain property acquisitions, including:
• REO (Real Estate Owned) transactions
• Properties bought through foreclosure auctions
• Sheriff’s sales
• Online auction purchases
• Bankruptcy‑related property sales
These appraisals must be no older than 120 days at closing. If the report is between 120 and 179 days old, a recertification is required.
When a Full Interior Appraisal Is Required
If your project does not meet the criteria for either an in‑house or exterior valuation, a full interior appraisal is needed. Appraisal form requirements by property type are as follows:
| Property Type | Required Appraisal Forms |
|---|---|
| Single‑Family | 1004 + 1007 ARV, with “as‑is” value clearly stated (non‑gridded) |
| 2‑4 Unit | 1025 + 216 ARV, including “as‑is” value (non‑gridded) |
| Condominium | 1073 + 1007 ARV, with non‑gridded “as‑is” valuation |
Unless transferring an existing appraisal (see below), we will order your appraisal through one of our trusted appraisal management companies (AMCs). You are responsible for the AMC invoice, and any delay in payment will result in a hold on your loan file.
Transferring an Existing Appraisal
We may accept an appraisal you’ve already commissioned if it meets all of the following:
The appraisal was ordered through a pre‑approved AMC.
It is no more than 180 days old at the time of closing.
If between 120–179 days old, it must be recertified.
The original lender must provide:
• A signed transfer letter confirming compliance with Appraiser Independence Requirements (AIR)
• The full PDF appraisal report
• The XML file version of the appraisal
• A copy of the paid invoice confirming settlement of the appraisal
Meeting all these conditions will help prevent delays in your loan process.
Scenario: Stabilized Bridge Loan in Arizona
For properties in excellent condition (C4 or better) with minimal deferred repairs, we can finance up to 75% of the “as‑is” value without a full rehab draw requirement. This “stabilized” loan is ideal for properties ready for immediate sale or rental.
| Criteria | Guideline |
|---|---|
| LTV (maximum) | Tier 1: 70%; Tier 2: 70%; Tier 3: 75%; Tier 4: 75%; Tier 5: 75% |
| LTFC (maximum) | Tier 1: 80%; Tier 2: 80%; Tier 3: 90%; Tier 4: 90%; Tier 5: 90% |
| Appraisal Condition Rating | C1, C2, C3 or C4 |
| Loan Term (maximum) | 12 months |
Key Loan Details for Arizona
| Criteria | Details |
|---|---|
| Loan Amount | $25,000 to $2,000,000* |
| Units per Property | 1 – 4 |
| Eligible Property Types | Non‑owner occupied residential properties: Single‑family, townhomes, small multifamily (2‑4 units), warrantable condos, planned unit developments, townhomes |
| Minimum Size | Single Family: ≥700 SQFT; 2‑4 Unit/Condo: ≥500 SQFT per unit; Maximum acreage: 5 acres |
| Loan-to‑Cost (LTC) | Up to 90% of the purchase price and up to 100% of the rehab budget |
| Loan-to‑After‑Repair Value (LTARV) | Up to 75% |
| Down Payment | Minimum $10,000 (if purchase price is under $100K) |
| Loan Term | Standard 12 months; extensions available for specific projects (18‑24 months) |
| Extensions | Up to 50% of original term (fee applies) |
| Points | 1.5 to 2 points (minimum $2,000) |
| Prepayment Penalty | None |
| Occupancy | Strictly non‑owner occupied (for business purposes only) |
| Transaction Types | Arms‑length purchases and refinances |
| Geographic Focus | Arizona |
| Amortization | Interest‑only with a balloon payment at maturity |
| Interest Accrual Method | Loans < $100K: interest on total amount (“Full Boat”); $100K+ loans: interest on funds as disbursed (“As Disbursed”) |
*For loans over $1M, additional guidelines apply.
Extensions: Keeping Your Project on Track
Bridge loans are meant to be short‑term financing solutions (typically 12 to 24 months). If your project isn’t finished within this term, you can extend your loan—but these extensions incur extra fees and interest. To avoid needing an extension, focus on:
• Collaborating with experienced general contractors familiar with Arizona’s distinct challenges
• Keeping your rehab scope focused and efficient
• Securing prompt access to your property (avoiding delays with tenants or complex eviction procedures)
• Developing a dual exit strategy—planning to sell or refinance based on current market conditions
Extension Limits
| Original Term | Maximum Extension |
|---|---|
| 12 months | 6 months |
| 18 months | 9 months |
| 24 months | 12 months |
Extension Fee Schedule
| Extension Period | Fee |
|---|---|
| 3 months (1st request) | 1% of the total loan amount |
| 3 months (2nd request) | 1.5% of the total loan amount |
| 6 months (1st request) | 2.5% of the total loan amount |
*Extensions require confirmation that your builder’s risk insurance remains active throughout the extended term.
Ineligible Property Types
We do not finance projects involving:
• Mixed‑use developments
• Multifamily properties with 5 or more units
• Condotels and co‑ops
• Mobile or manufactured homes
• Commercial properties
• Cabins/log homes (unless fully designed and modernized)
• Properties subject to active oil/gas leases
• Working farms, ranches, orchards
• Vacation or seasonal rentals
• Properties accessible solely by unpaved or dirt roads
Exception Scenarios
We may consider exceptional circumstances on a case‑by‑case basis, including:
• Guarantor credit scores between 660 and 679
• Leasehold or ground rent arrangements
• Single‑family properties between 500 and 699 SQFT
• 2‑4 unit properties with any unit between 400 and 499 SQFT
• Situations where the initial advance is based on an “as‑is” value exceeding the cost basis
• Non‑arms‑length transactions
• Financing of interest payments
Borrower & Guarantor Requirements
To qualify for an Arizona bridge loan, please review the following requirements:
Borrowing Entities: Must be an LLC or Corporation (nonprofits are not eligible).
Eligible Borrowers: U.S. Citizens, U.S. Permanent Residents, and qualified Foreign Nationals.
Foreign Nationals: Must provide a valid passport and U.S. visa (excludes travel/student visas unless under the Visa Waiver Program).
Credit Score: Minimum 680 (those between 660 and 680 may be considered on an exception basis).
Credit Report: A current Tri‑Merge credit report (not older than 120 days) is required.
Liquidity Requirements: Guarantors must have liquid assets equal to the estimated cash to close plus 25% of the rehab budget (including bank, brokerage, or retirement accounts with an appropriate haircut).
Guaranty Structure: For property purchases, at least 51% of the borrowing entity must guarantee; for cash‑out refinancing, 100% guarantee is required (full recourse).
Net Worth: Combined guarantor net worth must be at least 50% of the total loan amount.
Verifying Liquidity
You or your guarantors must have sufficient liquid assets to cover both the estimated cash to close and at least 25% of the rehab budget. Acceptable assets include:
Personal bank accounts
Business accounts in the borrowing entity’s name
Business accounts in other entities (with corresponding operating agreements)
Personal and business brokerage accounts
Retirement accounts (50% of the balance is countable due to withdrawal restrictions)
Note: While a separate business bank account isn’t mandatory, it is highly recommended for clearer accounting and risk tracking. Outside of the required down payment (which appears on your settlement statement and is wired at closing), you simply need to verify your fund control.
Credit and Background Review
We carefully review your credit report and background to assess risk. Key points include:
For a tri‑merge report with three scores, we use the middle score.
If only two scores are available, we select the lower one.
Absence of mortgage tradelines requires a six‑month interest reserve.
Fewer than five total tradelines also trigger a six‑month reserve requirement.
Additional Requirements Based on History:
Bankruptcy: Must have been discharged more than 4 years prior to closing.
Foreclosure: Must have been finalized over 4 years before settlement.
Recent Bankruptcy/Foreclosure (within 4 to 7 years): At least three months of reserves are necessary.
Late mortgage payments (within the last 12 months): A Letter of Explanation (LOE) is required and may lead to denial.
Past‑due balances (mortgage or non‑mortgage): Must be cleared before funding.
Involuntary liens or judgments: Must be fully resolved.
Pending civil lawsuits: An LOE must be submitted; approval is at the loan committee’s discretion.
Pending criminal cases or serious offenses: These render you ineligible.
Repeat offenses: Require an LOE and are reviewed on a case‑by‑case basis.
Being transparent and well-prepared will help expedite your underwriting process.
Interest Reserves & Financed Interest Payments
Interest reserves are prepaid interest amounts listed on your settlement statement and held in a servicing escrow account.
If your loan includes a reserve, we apply it to accrued interest first.
This draws the reserve down before your bank begins handling monthly interest payments.
| Scenario | Interest Reserve |
|---|---|
| Lender discretion (0 months) | 0 months |
| Guarantor with FICO 700+ | 1 month |
| Guarantor with FICO 660–699 | 3 months |
| Guarantor with FICO 660–699 plus credit/red flags | 6 months |
Financed Interest Payments
To help preserve liquidity during rehab, your interest payments may be added to the final payoff amount rather than paid monthly. For example, on a $200,000 loan at 12% held for 9 months:
Total Loan Amount: $200,000
Interest Rate: 12%
Months Held: 9
Accrued Interest: $18,000 (calculated as $200,000 × 12% ÷ 12 × 9)
Payoff Statement:
Unpaid Principal Balance: $200,000
Unpaid Interest: $18,000
Property Sourcing Guidelines for Bridge Loan Arizona
New Markets: Transactions in emerging areas might require a General Contractor agreement or detailed justification for waiving one.
Wholesale Deals: Additional documentation is necessary for chains of assignments or noticeable price increases.
Condos & Complex Projects: Properties requiring significant modifications will need accompanying architectural or engineering documentation.
Always include purchase contracts, settlement statements, payoff letters (if applicable), records of previous projects, and your entity’s formation documents.
Bridge Loan Insurance Guidelines
Safeguard your investment and yourself with the proper property insurance. Our Builders Risk or Fix and Flip insurance covers properties under renovation, vacant homes, or those not in optimum condition.
Required Coverages & Limits
| Coverage Type | Limit | Required? |
|---|---|---|
| Dwelling | Replacement cost or full loan amount (no coinsurance) | Yes |
| Liability | $1 Million per occurrence / $2 Million annual aggregate | Yes |
| Builders Risk | Included | Yes |
| Flood | At least the greater of $250,000 or the loan balance (if in a FEMA Special Flood Hazard Area) | Only if in FEMA Special Flood Hazard Area |
Additional Coverage Details
| Coverage Item | Requirement |
|---|---|
| AM Best Rating | A‑ or higher (preferably A‑VIII or better) |
| Policy Type | Special form coverage |
| Deductible | Ranges from $1,000 to $5,000 |
| Lender Designation | Must list OfferMarket Capital LLC as Mortgagee and Additional Insured |
| Exclusions | No exclusions for windstorm, hail, or named storms |
| Cancellation Notice | Minimum 30‑day advance notice |
Pro Tip: As soon as you take possession of your Arizona property, install smoke detectors, secure locks, and consider adding security cameras. These measures not only help meet insurance requirements but also reduce the risk of denied claims.
Frequently Asked Questions About Arizona Bridge Loan
What Regions Do We Serve in Arizona?
OfferMarket exclusively funds bridge loans for properties across Arizona. Our expertise spans major urban centers like Phoenix, Tucson, and Mesa, as well as smaller communities throughout the Grand Canyon State.
Can I Hold Multiple Bridge Loans Simultaneously?
Yes, many of our Arizonan clients manage multiple bridge loans concurrently. However, if we believe that your liquidity or project pace might be overextended, we will work with you to ensure sound risk management for long‑term success.
Are Bridge Loans Considered Commercial?
Indeed, because bridge loans are provided to your business entity (LLC or Corporation), they are categorized as commercial, business‑purpose loans.
What Is the Minimum Loan Amount?
The minimum financing available is $25,000.
Which Property Types Are Eligible?
We finance non‑owner occupied residential properties with 1–4 units, including:
• Single‑family homes
• Duplexes, triplexes, and quadplexes
• Townhomes and warrantable condominiums
Properties with 5–9 units or large multifamily complexes—and non‑residential commercial properties—are not eligible under this program.
How Do You Calculate LTV?
For our bridge loans, LTV generally refers to LTARV (Loan‑to‑After-Repair Value). The initial advance is based on the lower of the “as‑is” value and the purchase price, while LTARV is calculated as the total loan amount divided by the property’s projected market value after renovations.
What Are the Credit & Experience Requirements?
A minimum FICO score of 680 is required; borrowers with scores between 660 and 679 may be considered on an exception basis. While experience isn’t mandatory, completing verified rehab projects enhances your position in our tiered system.
Does Being a Wholesaler Count Toward Experience?
No. Wholesaling does not count as verifiable experience, as the financial responsibility for rehabilitation is not assumed by the wholesaler.
What Documentation Is Required?
Purchase Transaction Requirements
| Document | Description |
|---|---|
| Purchase Contract | Fully executed by both you and the seller. |
| Credit Report | A soft tri‑merge credit check for each guarantor in your borrowing entity. |
| Background Report | Required for all guarantors. |
| Track Record | Previous project history for each guarantor. |
| ID Verification | Valid government‑issued ID (driver’s license, passport, or green card). |
| Borrowing Entity | Articles of Organization, Operating Agreement/Bylaws, Certificate of Good Standing, and W‑9. |
| Scope of Work | Detailed renovation budget to determine ARV. |
| Appraisal Report | We’ll provide a payment link; the report is added to your loan file. |
| Bank Statements | Two recent statements per guarantor (personal, business, brokerage, or retirement accounts). |
| Letter of Explanation | Required if further clarification is needed (e.g., large deposits or credit issues). |
Refinance Transactions
| Document | Description |
|---|---|
| Settlement Statement | Fully executed by you and the closing agent. |
| Credit Report | Soft tri‑merge report for each guarantor. |
| Background Report | Required for all guarantors in the borrowing entity. |
| Track Record | Past project history for each guarantor. |
| ID Verification | Valid government‑issued ID (driver’s license, passport, or green card). |
| Borrowing Entity | Articles of Organization/Incorporation, Operating Agreement/Bylaws, Certificate of Good Standing, and W‑9. |
| Sunk Costs | Detailed breakdown of funds already spent (purchase, holding, or repairs). |
| Scope of Work | Detailed rehab budget to determine ARV and draw schedule. |
| Appraisal Report | An appraisal link will be provided; the report is uploaded upon completion. |
| Bank Statements | Two latest statements per guarantor (personal or business accounts accepted). |
| Letter of Explanation | Required if requested—used to clarify financial or background information. |
Are There Special Guidelines for Loans Over $1M?
| Criteria | Explanation |
|---|---|
| Experience | Must have completed at least 3 similar rehab projects, preferably at a similar or higher price point. |
| Market Liquidity | The area must have at least 3 comparable sales within a 2‑mile radius on the MLS in the past 6 months. |
| Credit Score | A minimum FICO of 680 is required, along with a strong credit history (5+ tradelines showing 24+ months). |
| Rural Designation | The property must not be classified as rural by the CFPB, USDA, or the appraisal report. |
| Track Record | Each guarantor must provide a verifiable record of past projects with similar scope and complexity. |
Glossary of Key Terms
| Term | Definition |
|---|---|
| ADU | Accessory Dwelling Unit – a secondary, self‑contained living space on the same parcel as the main residence. |
| Arms‑Length | A transaction conducted between independent parties to ensure fair market terms. |
| Non‑Arms‑Length | A transaction where personal or business relationships may influence the fairness, price, or terms. |
| Initial Advance | The portion of the loan used to cover the purchase price, wired at closing. |
| Construction Holdback | Funds designated for renovation expenses, released as work milestones are achieved. |
| Interest Reserves | Funds held in escrow to cover accrued interest until monthly payments are due. |
| LOE (Letter of Explanation) | A document providing additional context or clarification regarding specific financial or credit issues. |
| LTC (Loan-to‑Cost) | The ratio of the loan amount to the total project cost (purchase price plus rehab costs). |
| LTFC (Loan-to‑Full‑Cost) | The ratio of the total loan amount to the entire project cost (purchase price plus construction budget), used for extensive rehabs. |
| LTV (Loan-to‑Value) | Typically the ratio of the loan amount to the property’s “as‑is” value. |
| LTARV (Loan-to‑After‑Repair Value) | The ratio of the total loan amount to the property’s estimated market value after renovations. |
| As Disbursed Interest | Interest that accrues only on the funds that have been released. |
| Full Boat Interest | Interest calculated on the entire approved loan amount, regardless of the disbursement status. |
| Lopsided Deal | A scenario where the purchase price or “as‑is” value is significantly lower than the expected rehab costs, thereby limiting LTFC. |
| GC Agreement | A contract with a General Contractor that outlines project management and execution details. |
| DSCR (Debt Service Coverage Ratio) | A metric comparing a property's income to its debt obligations, calculated as Rent ÷ PITIA. |
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