Last Updated: April 24, 2025
OfferMarket is not NMLS licensed in Indiana. To serve real estate investor clients in Indiana, we operate as a rate shopping service and process your loan with the most competitive licensed capital provider on our platform.
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.
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.
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.
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.
Here’s a clear breakdown of our lending criteria for Indiana investors:
Criteria | Guideline |
---|---|
Loan Amount (Min-Max) | $25,000 – $2,000,000 |
After Repair Value (ARV) | Minimum $100,000 |
Experience Requirement | None required |
Minimum Credit Score | 680 |
Borrowing Entity | LLC or Corporation (no personal loans) |
Initial Advance | Up to 90% of purchase price |
Construction Holdback | Up to 100% of rehab budget |
Loan-To-ARV (LTARV) | Maximum 75% |
Interest Rate | Instant quote available |
Origination Fee | 1.5 to 2 points |
Loan Term | 12 to 24 months |
Prepayment Penalty | None |
Structure | Interest-only with balloon payment |
Recourse | Full recourse (51% of borrowing entity must guarantee) |
Exit Strategy (Sale) | Minimum 30% projected ROI |
Exit Strategy (Refinance) | Minimum 1.1 DSCR after repairs |
Valuation Method | Appraisal report or in-house valuation |
Minimum Property Size | Single family: 700+ SQFT, 2-4 unit: 500+ SQFT per unit, Condo: 500+ SQFT |
Max Acreage | 5 acres |
Interest Accrual | Under $100K: full loan amount ("Full Boat"); $100K and above: as disbursed |
Advanced Draws | Subject to lender discretion |
Minimum Down Payment | $10,000 |
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.
Tier | Verifiable Experience |
---|---|
1 | 0 completed projects |
2 | 1 to 2 completed projects |
3 | 3 to 4 completed projects |
4 | 5 to 9 completed projects |
5 | 10+ completed projects |
Initial Advance by Experience Tier
Tier | Initial Advance (% of Purchase Price) |
---|---|
1 | 80% (up to 85% with excellent credit/liquidity) |
2 | 85% |
3 | 85% |
4 | 90% |
5 | 90% |
Adjustments to Initial Advance
The table below shows how your initial advance may be adjusted based on deal specifics:
Scenario | Adjustment |
---|---|
Credit score less than 720 | -5% |
Full gut rehab | -5% |
New market (first deal in the area) | -5% |
Licensed Realtor | up to +5% |
Licensed General Contractor | up to +10% |
Licensed Professional Engineer | up to +10% |
Rural property | -20% (requires 3+ experience) |
Rehab Scope | Definition |
---|---|
Light | Rehab budget is less than 25% of the purchase price |
Moderate | Rehab budget is 25% to 49.99% of the purchase price |
Heavy | Rehab budget is 50% to 99.99% of the purchase price |
Extensive | Rehab budget is 100%+ of the purchase price — includes additions, expansions, ADUs, or situations where the rehab budget exceeds the purchase price (commonly known as “lopsided deals”) |
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.
Tier | 1 | 2 | 3 | 4 | 5 |
---|---|---|---|---|---|
Experience | 0 | 1-2 | 3-4 | 5-9 | 10+ |
Light | Eligible | Eligible | Eligible | Eligible | Eligible |
Moderate | Ineligible | Eligible | Eligible | Eligible | Eligible |
Heavy | Ineligible | Eligible | Eligible | Eligible | Eligible |
Extensive | Ineligible | Ineligible | Eligible | Eligible | Eligible |
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.
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.
Tier | 1 | 2 | 3 | 4 | 5 |
---|---|---|---|---|---|
Experience | 0 | 1-2 | 3-4 | 5-9 | 10+ |
Light | 70% | 70% | 75% | 75% | 75% |
Moderate | Ineligible | 70% | 75% | 75% | 75% |
Heavy | Ineligible | 70% | 75% | 75% | 75% |
Extensive | Ineligible | Ineligible | 70% | 70% | 70% |
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).
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% |
Criteria | Details |
---|---|
Purchase Price | $100,000 |
Experience Tier | 1 (0 similar verifiable projects) |
Credit Score | 695 |
Rehab Budget | $24,000 |
ARV | $150,000 |
Initial Advance | $75,000 (75% of purchase price) |
Construction Holdback | $24,000 |
Total Loan Amount | $99,000 |
LTARV | 66% |
LTFC | 79.8% |
Interest Accrual | Full boat |
Example: No Experience, Excellent Credit
Criteria | Details |
---|---|
Purchase Price | $100,000 |
Experience Tier | 1 (0 similar verifiable projects) |
Credit Score | 750 |
Rehab Budget | $24,000 |
ARV | $150,000 |
Initial Advance | $80,000 (80% of purchase price) |
Construction Holdback | $24,000 |
Total Loan Amount | $104,000 |
LTARV | 69.33% |
LTFC | 83.9% |
Interest Accrual | As disbursed |
Example: 5 Completed Projects
Criteria | Details |
---|---|
Purchase Price | $100,000 |
Experience Tier | 4 (5 similar verifiable projects) |
Credit Score | 750 |
Rehab Budget | $20,000 |
ARV | $150,000 |
Initial Advance | $90,000 (90% of purchase price) |
Construction Holdback | $20,000 |
Total Loan Amount | $110,000 |
LTARV | 73.33% |
LTFC | 91.67% |
Interest Accrual | As disbursed |
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)
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).
Item | Amount |
---|---|
A-B Contract (Seller to Wholesaler) | $100,000 |
B-C Contract (Wholesaler to You) | $125,000 |
As Is Value | $125,000 |
Eligible Value Basis for Initial Advance | $120,000 (max 20% markup allowed) |
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.
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
Criteria | Guideline |
---|---|
Minimum Draw Amount | None |
Maximum Draw Amount | 100% of remaining construction holdback |
Minimum Number of Draws | 0 |
Maximum Number of Draws | None |
Materials Delivered but Not Installed | Up to 50% reimbursement (with receipt or invoice) |
Draw Inspection | App-based (self-serve photo inspection) |
Draw Turnaround Time | 0 to 2 business days |
Draw Fee | $270 per draw |
Wire Fee | $30 per wire |
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
Criteria | Requirement |
---|---|
Property Type | Single family, Duplex, Triplex, Quadplex |
Experience Tier | 4 or higher |
Credit Score | 720+ |
Rural Property | Not eligible |
New Market (first-time borrower in the market) | Not eligible |
LTARV | 70% maximum |
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.
Property Type | Appraisal Forms Required |
---|---|
Single Family | 1004 + 1007 ARV with As Is value included (non-gridded) |
2-4 Unit Multifamily | 1025 + 216 ARV with As Is value included (non-gridded) |
Condominium | 1073 + 1007 ARV with As Is value included (non-gridded) |
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
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.
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 (must be habitable and stable) |
Loan Term (Maximum) | 12 months |
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
Criteria | Details |
---|---|
Loan Amount Range | $25,000 to $2,000,000* |
Units per Property | 1 – 4 units |
Eligible Property Types | Non-owner occupied 1‑4 unit residential properties, including single-family homes, 2‑4 unit multifamily, condos, townhomes, and planned unit developments (PUDs) |
Minimum Property Size | Single Family: ≥700 SQFT |
Condo and 2‑4 Unit: ≥500 SQFT per unit | |
Maximum Acreage | 5 acres |
Loan to Cost (LTC) | Up to 90% purchase, 100% rehab |
Loan to ARV (LTARV) | Up to 75% |
Minimum Down Payment | $10,000 for purchases under $100K |
Loan Term | 12 months standard; 18–24 months available for certain projects |
Extensions | Up to 50% of the original term (extension fee applies) |
Points (Origination Fee) | 1.5 to 2 points ($2,000 minimum) |
Prepayment Penalty | None (no minimum interest earned) |
Occupancy | Non-owner occupied—business purpose only |
Transaction Types | Arms-length purchase, refinance |
Geographic Coverage | All US states except AK, AZ, HI, MN, ND, NV, OR, SD, UT, VT |
Amortization Structure | Interest-only with balloon payment at maturity |
Interest Accrual Method | < $100K: full loan amount (“Full Boat”) |
≥ $100K: as disbursed |
* Subject to eligibility criteria.
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.
Initial Loan Term | Maximum Extension |
---|---|
12 months | 6 months |
18 months | 9 months |
24 months | 12 months |
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 |
Extension fees will be added to your payoff statement at the time of extension.
Extension Prerequisites
Before an extension can be granted, the following must be confirmed:
Your builder’s risk insurance policy is active for the entire extension period.
Any additional conditions as required by OfferMarket.
Ineligible Property Types
The OfferMarket Indiana Bridge Loan Program focuses on financing non-owner occupied 1–4 unit residential properties. Certain property types are not eligible for funding under this program due to elevated risk profiles or marketability concerns.
The following property types are not eligible:
Mixed-use properties
5+ unit multifamily buildings
Condotels (condo hotels)
Co-ops (cooperative housing)
Mobile or manufactured homes
Commercial properties (office, retail, industrial, etc.)
Cabins or log homes
Properties with oil or gas leases
Operating farms, ranches, or orchards
Vacation rentals or seasonal rentals
Unique, exotic, or luxury properties (including ultra-high-end homes)
Properties with unpaved or dirt road access
The following scenarios are considered exceptions and may be reviewed on a case-by-case basis. Approval is not guaranteed and will depend on underwriting discretion:
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) |
To ensure responsible lending and effective risk management, the Indiana Bridge Loan Program has the following borrower and guarantor eligibility requirements:
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 |
To ensure that you have adequate financial reserves for your Indiana investment project, we require verification that the guarantor(s) maintain at least the estimated cash to close plus 25% of the rehab budget in liquid assets. These funds must be controlled by one or more guarantors associated with the borrowing entity.
The following types of accounts are considered eligible for liquidity verification:
Personal bank accounts
Bank accounts in the name of the borrowing entity
Bank accounts held by other business entities (requires review of the operating agreement for verification)
Personal brokerage accounts
Brokerage accounts under the borrowing entity
Brokerage accounts of other business entities (requires operating agreement verification)
Personal retirement accounts (subject to a 50% reduction due to restricted access)
Important Information
While having a business bank account is not mandatory, it is strongly recommended as a best practice for clear accounting and effective risk management.
You do not need to transfer or consolidate funds into a specific account for the purpose of verification. The verification process is based on account balances shown on your submitted statements.
The cash to close (your down payment) will be confirmed via the settlement statement and must be wired directly by you to the title company or the closing attorney handling your transaction.
We evaluate creditworthiness and background as part of our underwriting process. Here are the key items reviewed:
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 |
Interest Reserves
Interest reserves refer to payments collected upfront and held in escrow to cover interest during the loan term, depending on your credit profile.
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 |
Financed Interest Payments
To help preserve your liquidity and avoid overextending your credit during a rehab, you may be eligible for financed interest payments. This allows your interest to accrue and be added to your payoff statement instead of making monthly payments.
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 |
At OfferMarket, we are committed to helping Indiana investors succeed by ensuring that every deal we fund is properly vetted and structured for success. To support this, we have clear guidelines for sourcing properties that qualify for our Indiana Bridge Loan Program.
Key Points for Property Eligibility
New market transactions (your first project in a particular area) require either:
A signed General Contractor (GC) agreement, or
A Letter of Explanation (LOE) describing why a GC is not needed for your project.
Deals involving prior sale price increases, wholesale transactions, or non-arms-length transactions will require additional documentation and review.
For condo conversions or projects that require significant renovation work (such as structural changes or additions), you may be required to provide:
Architectural plans
Engineer letters
Permits and approvals where applicable
To process your Indiana Bridge Loan application efficiently, the following documents must be provided:
Purchase contract (fully executed by both buyer and seller)
Settlement statement(s)
Payoff letters (if applicable for refinance transactions)
Track record of previous projects (required for each member of the borrowing entity)
Operating agreements and formation documents for your borrowing entity (LLC or Corporation)
Any additional documentation requested by our underwriting team based on your deal’s specifics
Protecting your Indiana investment property is just as important as securing the right financing. OfferMarket requires that every project funded through our Indiana Bridge Loan Program carries adequate insurance coverage. This ensures protection against physical damage, liability risks, and potential losses throughout your project timeline.
This specialized coverage is commonly referred to as Builders Risk Insurance or Fix and Flip Insurance—designed specifically for properties that are under construction, vacant, or in poor condition.
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 |
💡 Pro Tip for Indiana Investors:
Once you take ownership of the property, make sure to immediately install smoke detectors, locks, and security cameras. Not only does this help safeguard your investment, but it also ensures compliance with your insurance policy—preventing delays or claim denials if a loss occurs.
OfferMarket proudly serves real estate investors across most of the United States, including right here in Indiana. In select states that require special licensing for business-purpose lending, we operate as a rate-shopping service by referring your loan to trusted licensed capital providers.
In states marked with an asterisk, OfferMarket operates as a rate-shopping service rather than a direct lender.
Yes, you can! Many OfferMarket clients have several bridge loans active simultaneously as they work on multiple investment projects. However, we keep risk management front and center. If your liquidity, project timelines, or deal volume suggest a need to slow down, our team will work with you to help maintain your financial safety.
Absolutely. Bridge loans are classified as commercial business-purpose loans. These loans are issued to your borrowing entity (LLC or Corporation), not to you personally.
Minimum Loan Amount |
---|
$25,000 |
We fund non-owner occupied 1–4 unit residential properties across Indiana and other supported states. Eligible property types include:
Eligible Property Types |
---|
Single-family homes |
Townhomes |
2–4 unit multifamily residences |
Warrantable condominiums |
Planned Unit Developments (PUDs) |
Not Eligible Under This Program:
Mixed-use (2-4 units or 5-9 units)
Large multifamily (5+ units)
Non-residential commercial (retail, office, industrial)
10+ unit residential
How is Loan-To-Value (LTV) calculated?
LTV, or Loan-To-Value, represents the relationship between your loan amount and the property’s value. For bridge loans, we typically use Loan-To-After-Repair Value (LTARV).
LTV / LTARV Calculation |
---|
Initial advance is based on the lower of: |
- The purchase price in your contract, or |
- The As Is value determined by an appraisal or in-house valuation |
LTARV = (Initial Advance + Construction Holdback) ÷ ARV |
What are the credit score requirements?
Credit Criteria | Details |
---|---|
Minimum Credit Score | 680 |
Exception Review Range | 660–679 (case-by-case approval possible) |
Evaluated Parties | All members of the borrowing entity who will personally guarantee the loan |
Do I need prior experience to qualify?
Experience Requirement | Details |
---|---|
Required Experience | Not required to qualify |
Benefit of Experience | Greater leverage available with verifiable completed projects |
Experience Evaluation | Based on similar completed rehab projects where you were financially responsible |
Does wholesaling experience count?
Wholesaling Toward Experience | Eligibility |
---|---|
Acting as wholesaler only | Not counted as direct project experience |
Our Loan File system is designed to make the process simple and efficient, allowing you to securely store documents and expedite approvals for future transactions.
Purchase Transaction Requirements
Loan File Sections: Purchase | Loan File |
---|---|
Purchase Contract | Fully executed by buyer and seller |
Credit Report | Soft tri-merge credit report for each member of the borrowing entity who will be a guarantor |
Background Report | Required for each member of the borrowing entity |
Track Record | Required for each member of the borrowing entity |
ID Verification | Government-issued ID (driver’s license, passport, Green Card) |
Borrowing Entity | Articles of Organization/Incorporation, Operating Agreement/Bylaws, Certificate of Good Standing, W-9 |
Scope of Work | Detailed rehab budget used to determine ARV |
Appraisal Report | Ordered through OfferMarket’s AMC partner (link provided for payment); appraisal will be uploaded to your loan file |
Bank Statements | Two (2) most recent statements for each guarantor; accounts may be personal (bank, brokerage, retirement) and do not need to be in the name of the borrowing entity |
Letter of Explanation (LOE) | If requested by underwriting (for large deposits, late payments, or background items) |
Loan File Sections: Refinance | Loan File |
---|---|
Settlement Statement | Fully executed by buyer and settlement agent |
Credit Report | Soft tri-merge credit report for each member of the borrowing entity who will be a guarantor |
Background Report | Required for each member of the borrowing entity |
Track Record | Required for each member of the borrowing entity |
ID Verification | Government-issued ID (driver’s license, passport, Green Card) |
Borrowing Entity | Articles of Organization/Incorporation, Operating Agreement/Bylaws, Certificate of Good Standing, W-9 |
Sunk Costs | List of line items and associated costs already incurred |
Scope of Work | Detailed rehab budget used to determine ARV and guide the renovation process |
Appraisal Report | Ordered through OfferMarket’s AMC partner (link provided for payment); appraisal will be uploaded to your loan file |
Bank Statements | Two (2) most recent statements for each guarantor; accounts may be personal (bank, brokerage, retirement) and do not need to be in the name of the borrowing entity |
Letter of Explanation (LOE) | If requested by underwriting (for large deposits, late payments, or background items) |
Are there special requirements for bridge loans over $1 million?
Criteria | Requirement |
---|---|
Experience | Minimum Tier 3 (3+ similar completed projects), higher preferred for larger loan amounts |
Market Liquidity | Minimum of 3 comparable sales within a 2-mile radius, sold in the last 6 months |
Credit Score | Minimum 680 with at least 5 trade lines and 24-month history |
Rural Designation | Not eligible if designated rural by CFPB, USDA, or the appraisal report |
Track Record | Required for each member of the borrowing entity |
Term | Definition |
---|---|
ADU | Accessory Dwelling Unit — a secondary, self-contained living space located on the same lot as a primary single-family home. |
Arms-length | A transaction between independent parties with no special relationship, ensuring fair market value and unbiased terms. |
Non Arms-length | A deal where the buyer and seller have a personal, financial, or business connection that could impact the fairness of pricing or terms. |
Initial Advance | The portion of your total loan used toward the property purchase price, wired directly to the title company at closing. |
Construction Holdback | The portion of your loan allocated for renovation costs. These funds are disbursed through a draw process as rehab milestones are completed. |
Interest Reserves | Funds collected upfront and held in escrow to cover interest payments, based on underwriting decisions tied to credit score and payment history. |
LOE (Letter of Explanation) | A document providing clarification on specific underwriting concerns such as large deposits, late payments, or background items. |
LTC (Loan to Cost) | Ratio of the loan amount to the total project cost, which includes both the purchase price and rehab expenses. |
LTFC (Loan to Full Cost) | Ratio of the total loan amount to the combined purchase price and construction budget. Helps ensure borrower contribution on higher-risk projects. |
LTV (Loan-To-Value) | Ratio of the loan amount to the property’s current As-Is value, used primarily for refinance calculations. |
LTARV (Loan-To-After-Repair Value) | Also referred to as "ARLTV." This ratio measures the total loan amount against the projected After-Repair Value of the property. |
As Disbursed Interest | Interest accrues only on the amount of the loan that has been funded (initial advance plus drawn construction holdback). |
Full Boat Interest | Also called "Dutch Interest," where interest accrues on the entire loan amount (initial advance plus total construction holdback), regardless of funds disbursed. |
Lopsided Deal | When the rehab budget exceeds the purchase price or As-Is value of the property. LTFC limits apply, with a maximum of 85% in such scenarios. |
GC Agreement | A formal contract with a licensed General Contractor outlining project scope, timelines, and responsibilities for renovation work. |
DSCR (Debt Service Coverage Ratio) | A financial ratio used to assess rental property performance, calculated as Rent ÷ PITIA (Principal, Interest, Taxes, Insurance, Association fees). |
At OfferMarket Capital LLC, we are proud to be a trusted lending partner for real estate investors throughout Indiana and across the nation. Specializing in bridge loans and DSCR (Debt Service Coverage Ratio) loans for 1–4 unit residential investment properties, our mission is to help you grow your real estate portfolio, maximize your returns, and build long-term wealth.
We’re here to make financing simple, fast, and reliable—so you can stay focused on what you do best: finding great deals and executing successful projects.
Thousands of real estate investors benefit from OfferMarket every month. Our free membership gives you access to powerful resources and exclusive investor tools, including:
💰 Flexible private lending solutions
☂️ Insurance rate shopping to protect your investments
🏚️ Access to off-market property opportunities
💡 Market insights and data-driven investment strategies
Thousands of real estate investors get value from OfferMarket every month. Membership is entirely free and includes the following benefits:
💰 Private lending ☂️ Insurance rate shopping 🏚️ Off market properties 💡 Market insights