Last Updated: April 24, 2025

At OfferMarket, we’re passionate about fueling your real estate success right here in Indiana. Our mission is simple: help Hoosier investors like you grow your portfolio, maximize returns, and navigate the investment landscape with confidence.

Through our fully integrated platform, you’ll have access to:

💰 Flexible private lending solutions
☂️ Insurance rate comparison tailored for investors
🏚️ Access to exclusive off-market Indiana properties

Our Indiana Bridge Loan program is designed to deliver fast, reliable, and affordable financing—so you can confidently purchase, renovate, and scale your residential investment projects across the state.

Whether you’re planning to flip properties for a quick profit or build long-term rental income through a BRRRR (Buy, Rehab, Rent, Refinance, Repeat) strategy, OfferMarket is here to support your vision every step of the way.

What Is an Indiana Bridge Loan?

An Indiana bridge loan is a short-term financing solution crafted specifically for real estate investors who need quick capital to bridge the gap until a longer-term loan or exit strategy is secured.

Common Use Cases for Indiana Bridge Loans

Investors across Indiana use bridge loans for a variety of scenarios, including:

• Purchase and rehab of distressed properties: Secure the capital you need to buy and renovate homes without tying up your own cash.

• Refinance and renovate: Bought a fixer-upper with cash? Use a bridge loan to free up your equity and fund the renovation.

• Pay off an existing loan and finish the project: Need to repay your initial lender but still have renovations to complete? A bridge loan has you covered.

• Purchase without renovation: Acquire below-market Indiana properties with no rehab plans, aiming for an AS-IS resale profit.

• Refinance a cash purchase (no rehab): Tap into your equity from a cash purchase, even if there’s no construction involved.

• Refinance an existing loan post-rehab: Completed your renovation but need extra time to sell or refinance? A bridge loan can buy you that breathing room.

In the investment world, bridge loans are often referred to as “hard money loans” or “fix-and-flip loans.” These terms are used interchangeably among seasoned investors and private lenders alike.

How Our Indiana Bridge Loan Works

Every OfferMarket Indiana bridge loan has two key components:

Initial Advance: This portion of the loan covers your purchase price and is wired directly to the title company at closing.

Construction Holdback: This is the portion reserved for your rehab budget. Funds are disbursed to you through a draw process as you make progress on your renovation.

The beauty of our program?

Flexibility.
You can choose to use both the initial advance and construction holdback, or opt for just one—depending on your project needs.

Many Indiana investors choose a combination of both to maximize leverage while conserving their own cash. However, if you plan to fund your rehab yourself or don’t intend to renovate, that’s perfectly fine too. Whether you're all-in on a full rehab or just need capital for the purchase, our program adapts to your strategy.

When it comes to real estate investing in Indiana, flexibility is key. Our Indiana Bridge Loan program gives you room to choose the right exit plan—even if that changes along the way.

Sell for Profit (Fix and Flip)

Plan to renovate and sell for a healthy profit? Our loan terms are built to help you stay agile, letting you maximize your return without being boxed into rigid financing.

Rent and Refinance (BRRRR Method)

Prefer to build wealth through long-term rental income? Acquire, rehab, rent it out, and refinance into a Debt Service Coverage Ratio (DSCR) loan—all while keeping your cash flow strong.

Who Benefits from Indiana Bridge Loans?

Whether you’re a first-time investor or a seasoned pro, our Indiana bridge loans are designed to meet you where you are:

Fix and Flip Investors (“Flippers”)

Ready to buy, rehab, and resell? Get fast access to the capital you need to keep projects moving.

BRRRR Method Investors (Buy, Rehab, Rent, Refinance, Repeat)

Looking to build your rental portfolio across Indiana? Our Fix and Rent bundle pairs a bridge loan for acquisition and rehab with a discounted DSCR loan for your refinance.

Many successful Indiana real estate investors use a mix of flipping and holding. Depending on the market conditions, you might flip one property and rent another. We encourage this flexible approach to maximize your opportunity while managing risk.

Indiana Bridge Loan Program Guidelines

Here’s a clear breakdown of our lending criteria for Indiana investors:

Project Eligibility

At OfferMarket, our mission is to help Indiana real estate investors build lasting wealth—safely and sustainably. That’s why our top priority is partnering with you on the right deals and helping you manage risk effectively.

Across all the loans we’ve originated, fewer than 0.5% have resulted in foreclosure. We take pride in this success rate because it reflects our commitment to responsible lending and your success as an investor.

It’s important to understand that projects with higher complexity—especially “heavy” or “extensive” rehabs—carry greater risk. These types of projects are more likely to encounter delays, cost overruns, and shifting market conditions that can impact profitability. This holds true even for experienced investors with strong financial backing, particularly during times of economic uncertainty.

At OfferMarket, we don’t just provide capital—we act as your deal advisor, risk manager, and financing partner. Setting clear expectations and aligning on project feasibility is key to helping you grow your Indiana real estate business safely and successfully.

Initial Advance

The initial advance—the portion of your loan that covers the purchase price—is determined based on your experience level, credit score, and deal-specific factors.

We consider the following:

• Number of investment properties owned in the last 24 months

• Number of similar, verifiable rehab projects completed within the past 5 years

• Minimum credit score of 680 (we prefer 720+ for personal guarantors)

• Licensed professionals such as Realtors, General Contractors, or Professional Engineers may qualify for enhanced leverage

If the purchase price exceeds the appraised As Is value, the initial advance will be based on the As Is value—not the contract price.

Your exit strategy also impacts your initial advance:

• For flip projects, a minimum 30% projected gross margin and $15,000 projected profit are required.

• For rent and refinance scenarios, the post-repair DSCR should be at least 1.1.

Properties located in rural areas of Indiana may have lower leverage limits and require a minimum experience level of 3 or higher.

Experience-Based Tiers

Initial Advance by Experience Tier

Adjustments to Initial Advance

The table below shows how your initial advance may be adjusted based on deal specifics:

Rehab Scope Classification

Note: A "lopsided deal" refers to scenarios where the purchase price or As Is value is significantly lower than the rehab budget. For these projects, LTFC (Loan-To-Full-Cost) limits apply. See the LTFC Limits section for details.

Rehab Scope Eligibility

Your eligibility for various rehab scopes is based on your experience tier. This approach helps protect Indiana investors from taking on projects with a higher risk of failure due to complexity or scope mismanagement.

Pro tip: We encourage newer Indiana investors to focus on light and moderate rehab projects. These projects are typically completed faster and with fewer surprises, offering a smoother path to success.

LTARV Limits

The maximum Loan-To-After-Repair Value (LTARV) ratio is determined by your experience tier and rehab scope classification. This ensures that your loan aligns with the scale of the project and your proven track record.

LTFC Limits

For projects classified as Extensive rehab, we apply Loan-To-Full-Cost (LTFC) limits to ensure the borrower maintains meaningful skin in the game. LTFC represents the ratio of loan amount to total project cost (purchase price + rehab budget).

Example: No Experience

Example: No Experience, Excellent Credit

Example: 5 Completed Projects

Refinance Using As Is Value Instead of Cost Basis for Initial Advance

Our standard underwriting is based on your cost basis—the sum of the purchase price and any rehab costs incurred to date. This ensures you maintain equity in the deal and reduces overall risk.

However, in certain refinance scenarios where the property’s As Is value exceeds your cost basis, we may offer leverage based on that higher value. Here’s what we require for these scenarios:

• Property must be habitable (C4 condition or better)

• Property must be seasoned for at least 3 years

• Payoff lender must not be a bridge or construction lender (no default interest, extension fees, or late charges)

• Minimum credit score of 680

• Minimum experience Tier 3 (4 or more similar completed projects)

• Strong market comps supporting the As Is valuation

• Supportive context (e.g., property was a rental for 3+ years, now vacant and ready for rehab or sale)

Transactions Involving Wholesalers, Price Run-Ups

In Indiana, it’s common for real estate investors to work with wholesalers or encounter deals where the purchase price includes an assignment fee or involves a double-close markup. OfferMarket accommodates these transactions under specific guidelines to help you structure your financing properly.

If your project involves a wholesaler, we allow the assignment fee or price run-up to be included in the cost basis for your initial advance—up to 20% of the original A-B purchase price (seller to wholesaler).

Example:

If the assignment fee or markup exceeds 20%, the portion above this threshold will not be eligible for financing and must be covered out-of-pocket by the borrower.

Wholesaler Transaction Guidelines

To ensure compliance and proper documentation, we require the following for wholesale transactions:

• Full chain of contracts (A-B contract and B-C contract)

• Wholesaler’s operating agreement

• Confirmation that the transaction is arm's length (no personal or business relationship between buyer and seller)

• The property must not be listed on the MLS at the time of contract assignment if using the assignment fee toward the cost basis

• OfferMarket will not finance finder’s fees or referral fees

• Maximum allowable assignment fee markup is 20% of the A-B contract price

Important: Transactions that exceed the 20% markup limit may be reviewed on a case-by-case basis, but any amount above this limit must be funded by the borrower directly.

Construction Holdback

The construction holdback is the portion of your bridge loan reserved specifically for the renovation work on your Indiana investment property. These funds are released through a draw request process, where reimbursement is based on verified completion of your scope of work.

If you have the liquidity to cover your rehab expenses out of pocket and prefer not to include a construction holdback, that option is available as well. Many investors elect to go without a holdback when they want to self-fund the rehab or are purchasing properties that do not require renovations.

Note: For total loan amounts of $100,000 or higher, interest is only charged on the disbursed portion of the construction holdback—a feature we call “As Disbursed” interest accrual. For loans under $100,000, interest accrues on the full loan amount ("Full Boat").

Draw Processing Guidelines

Pro tip: Our app-based, self-serve inspection process makes draw requests simple and fast, helping you stay on schedule with your rehab project.

Appraisal and In-House Valuation

A valuation is required for every Indiana Bridge Loan funded through OfferMarket. Depending on the specific scenario, this will be satisfied by either a third-party appraisal or an in-house valuation.

In-House Valuation Eligibility

OfferMarket reserves the right to require an interior or exterior appraisal even if you meet in-house valuation eligibility.

Exterior Appraisal Guidelines

Exterior appraisals are acceptable in the following transaction types:

• REO sale

• Foreclosure auction

• Sheriff’s sale

• Online auction

• Bankruptcy sale

Exterior appraisals must be dated within 120 days of the loan settlement date. If the appraisal is between 120 and 179 days old, a recertification is required.

Interior Appraisal Guidelines

For all other transactions not covered by the exterior appraisal or in-house valuation criteria, a full interior appraisal will be required.

OfferMarket will order the appraisal through an approved appraisal management company (AMC). The borrower is responsible for paying the AMC invoice. Loan processing will be placed on hold if the appraisal invoice is unpaid.

Appraisal Transfer

If you already have an appraisal that was not ordered by OfferMarket, it may be eligible for transfer if the following conditions are met:

• Ordered through an approved AMC

• Completed within the last 180 days at the time of loan closing

• If between 120 and 179 days old, must be recertified

• Transfer package must include:

  • Signed transfer letter with certification of compliance with Appraiser Independence Requirements (AIR)

  • PDF and XML copies of the appraisal report

  • Paid appraisal invoice

Scenario: Stabilized Bridge Loan

For Indiana investment properties that are stabilized—meaning they are in good condition with no deferred maintenance—you may qualify for a Stabilized Bridge Loan. This option allows you to borrow against the property’s As Is value, without needing a rehab budget.

This program is ideal for properties that are already rent-ready or market-ready for sale but where you need short-term financing to bridge to your next step.

Note: Stabilized bridge loans are designed for projects where the property does not require renovations. The focus is on providing short-term financing to help you leverage equity and execute your investment strategy.

Key Loan Details

* Subject to eligibility criteria.

Extensions

Indiana bridge loans are designed to be short-term financing solutions—typically between 12 and 24 months. Most projects are successfully completed well before the loan maturity date.

However, if needed, we allow extensions of up to 50% of the original loan term. Extensions should be considered a backup plan and not part of your primary strategy, as they come with added costs and may increase risk.

Extension Limits

Extension Terms and Fees

Extension Term	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

Scenario	Consideration
Credit score between 660–679	May be eligible with compensating factors
Leasehold interest (ground rent scenarios)	May be eligible upon review
Single-family property between 500–699 SQFT	Exception basis only
2–4 unit property with one or more units 400–499 SQFT	Exception basis only
Funding initial advance based on As Is value higher than cost basis	Eligible if criteria met (see refinance guidelines)
Non-arms-length transactions	Must be fully disclosed and reviewed
Financed interest payments	Available for eligible borrowers (see below)

Item	Requirements / Eligibility
Borrowing Entities	LLC or Corporation only (nonprofits not eligible)
Eligible Borrowers	U.S. Citizens, U.S. Permanent Residents, and qualified Foreign Nationals
Foreign Nationals	Valid passport, valid U.S. visa (excludes travel/student visas if not on Visa Waiver Program), U.S. FICO score required if serving as guarantor
Credit Requirements	Minimum 680 FICO (exceptions 660–679 considered case-by-case)
Credit Report	Tri-merge credit report (not older than 120 days)
Liquidity Requirements	Minimum cash to close plus 25% of rehab budget among guarantor(s)
Eligible Liquid Assets	Bank accounts, brokerage accounts, retirement accounts (50% haircut applied)
Verification of Liquidity	Two (2) most recent statements, no seasoning required for new accounts, LOE (Letter of Explanation) required for large deposits
Guaranty Structure	Purchase: At least 51% of the borrowing entity must personally guarantee; Cash-out refinance: 100% guaranty required
Recourse	Full recourse required
Aggregate Guarantor Net Worth	Must be at least 50% of the loan amount

Scenario	Requirement
Middle credit score	Middle score used if 3 scores available; lowest score if 2 scores available
No mortgage tradelines	Require 6 months of interest reserves
Fewer than 5 credit tradelines	Require 6 months of interest reserves
Bankruptcy on record	Must be discharged 4+ years from settlement date
Foreclosure on record	Must be completed 4+ years from settlement date
Bankruptcy/foreclosure between 4–7 years	Require a minimum of 3 months of interest reserves
Late mortgage payments in past 12 months	LOE required; may affect eligibility
Past due balances (mortgage or non-mortgage)	Must be paid in full prior to funding
Involuntary liens or judgments (tax liens, child support)	Must be cleared before funding
Pending civil lawsuits	LOE required; subject to loan committee review
Pending criminal lawsuits	Not eligible for funding
Financial crimes on background	Not eligible for funding
Serious or repeat criminal offenses	LOE required; subject to loan committee review

Guarantor FICO Score / Scenario	Interest Reserve Requirement
Lender discretion	0 months
Guarantor FICO 700+	1 month
Guarantor FICO 660–699	3 months
FICO 660–699 and/or concerning credit or background items	6 months

Loan Amount	$100,000
Interest Rate	12% annual
Loan Duration	9 months
Accrued Interest	$9,000 ($100,000 × 12% ÷ 12 × 9)
Payoff Statement	Unpaid principal: $100,000
	Unpaid interest: $9,000

Coverage Type	Limit	Required
Dwelling	Replacement Cost or Loan Amount (zero coinsurance)	Yes
Liability	$1M per occurrence / $2M annual aggregate	Yes
Builders Risk	Included as part of policy	Yes
Flood	Greater of $250,000 or the loan balance	Required only if located in FEMA Special Flood Hazard Area

Coverage Item	Requirement
AM Best Rating	A- VIII or greater
Policy Type	Special Form
Deductible	Between $1,000 and $5,000
Lender’s Designation	Must list OfferMarket as Mortgagee and Additional Insured
Exclusions	Policy must not exclude windstorm, hail, or named storm events
Cancellation Notice	30-day notice required

Minimum Loan Amount
$25,000