Kansas Bridge Loan Program

Last Updated: April 27, 2025

At OfferMarket, we are dedicated to helping you grow your wealth through smart real estate investing. To support your journey as an investor in Kansas, we bring you a fully integrated platform with the tools you need to succeed:

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Our Kansas Bridge Loan Program is designed to offer you quick, reliable, and cost-effective financing so you can confidently acquire and enhance 1-4 unit residential investment properties across the Sunflower State.

No matter if your plan is to flip for a profit or build your rental portfolio and refinance with a DSCR loan, we’re here to support your investment goals and be your financing partner every step of the way.

Let’s dive into the details of the OfferMarket Kansas Bridge Loan Program!

What is a Bridge Loan?

A bridge loan is a short-term financing option crafted to bridge the gap until long-term funding is secured. It's your financial stepping stone for property acquisitions and improvements that can’t wait.

Common Uses for Bridge Loans

Kansas real estate investors typically use bridge loans in these scenarios:

• Purchase and rehab a fixer-upper — Need financing to buy and renovate a property without tapping deep into your own funds? This loan has you covered.

• Refinance a cash purchase to fund renovations — Grabbed a great deal on an off-market property with a quick cash close? Now you can unlock your equity and get the funds needed to complete the project.

• Refinance an existing loan and finish the rehab — If your current private lender or hard money lender needs repayment but your project isn't done yet, a bridge loan buys you the time and capital to finish the work.

• Acquire a property without plans for rehab — Sometimes, the opportunity lies in purchasing undervalued properties and selling them "as is" for a profit.

• Tap equity from a cash purchase without rehabbing — Bought below market value? Access your equity to fund your next investment while holding or preparing to sell.

• Refinance an existing loan post-renovation — Rehab completed but need extra time to sell or refinance? A bridge loan provides that flexibility.

In the real estate world, bridge loans often go by other names like hard money loans or fix and flip loans—these terms are used interchangeably among investors and lenders alike.

How It Works

A Kansas bridge loan from OfferMarket consists of two key parts:

• Initial Advance — The portion of the loan that funds your property purchase, wired directly to the title company at closing.

• Construction Holdback — The portion reserved for your rehab costs, released to you through reimbursement draws as you make progress on your renovations.

Our bridge loans are designed with flexibility in mind. You can opt for just an initial advance, just a construction holdback, or both—whatever fits your strategy best.

Many investors prefer to use both components to maximize leverage while minimizing the use of their own capital. Others choose to fund the rehab themselves and only utilize the initial advance. Some investors pay cash for the property and simply tap into the construction holdback for up to 100% of their renovation budget. The Kansas bridge loan program adapts to your plan.

Your exit could be flipping the property for a profit or refinancing into a long-term loan like a DSCR rental loan. It’s common for investors to remain flexible with their exit strategy—adjusting their plan based on market shifts and financial outcomes.

For instance, you might intend to go the BRRRR route (Buy, Rehab, Rent, Refinance, Repeat), but if the rental demand softens or sale prices spike, selling could end up being the smarter play. Or, maybe your initial plan was to flip, but the Kansas housing market cools down—so you pivot to renting the property until conditions improve, then sell later.

That’s why we recommend focusing on deals that offer dual exit strategies, giving you multiple paths to success while keeping your risk in check.

Who Uses Bridge Loans?

In Kansas and beyond, bridge loans are a go-to solution for a range of real estate investors, including:

• Fix-and-flip specialists — Also known as "flippers," these investors buy properties, renovate them, and sell for profit.

• Rental property investors — Many use the BRRRR method (Buy, Rehab, Rent, Refinance, Repeat) to build passive income and long-term wealth.

💡 Bonus Tip: Be sure to explore our Fix and Rent bundle, which pairs your Kansas bridge loan (for acquisition and rehab) with a discounted DSCR loan for your refinance. This combo helps you streamline your entire investment process.

As we’ve seen across our investor network, it’s common for Kansas investors to mix strategies—flipping certain properties and holding others as rentals based on how each deal plays out. Flexibility is key to success, and our program is designed to support that.

Kansas Bridge Loan Program Guidelines

Project Eligibility

At OfferMarket, we’re passionate about helping you build wealth safely and sustainably through Kansas real estate investing. That’s why we prioritize risk management to keep your projects on solid footing.

We're proud of our track record—less than 0.5% of all loans we've originated have ever gone into default requiring foreclosure. Our commitment to your success fuels this low default rate.

However, certain projects carry more risk than others. "Heavy" or "extensive" rehab deals—where the scope is large and the renovation complex—can expose even seasoned investors to unexpected delays, cost overruns, and market changes. This is especially true during periods of economic uncertainty.

Our role is more than just providing capital—we are your strategic partner. Acting as your advisor, risk manager, and lender, we help you set clear expectations so you can confidently scale your Kansas real estate business.

Next, let’s look at how we classify rehab scopes and how eligibility is determined based on the nature of your project.

Initial Advance

How much you can borrow upfront through our Kansas Bridge Loan Program depends on both your experience level and the specific details of your deal. We evaluate the following factors:

• The number of investment properties you’ve owned in the last 24 months.

• How many similar rehab projects you've successfully completed over the past 5 years.

The minimum required credit score is 680, though we strongly favor borrowers with a score of 720+ for the personal guarantor(s) in the borrowing entity. Good credit and proven experience can unlock higher leverage.

Additionally, certain professional credentials can work in your favor. We provide increased leverage for borrowers who are:

• Licensed Realtors

• Licensed General Contractors

• Licensed Professional Engineers

If the purchase price listed in your contract is higher than the property’s appraised "As Is" value, our initial advance will be based on the lower appraised value, not the contract price.

Your planned exit strategy plays a big role in determining your initial advance:

• If you plan to sell the property — We look for a projected gross margin of at least 30% and a minimum profit of $15,000.

• If your plan is to rent and refinance (or if your flip doesn’t pencil out at the loan amount you want) — The project should show a minimum 1.1 DSCR after repairs.

We recommend using our Fix and Flip Calculator and DSCR Calculator to evaluate your Kansas real estate deals and make sure your numbers align.

For properties in rural Kansas markets, we apply extra caution. If your project has a rural designation, the initial advance may be limited, and we’ll require a minimum experience level of 3 completed projects.

Experience-Based Tiers

We use a tier system to classify borrower experience. Here’s how your experience level maps out:

Initial Advance by Experience Tier

Borrowers in Tier 1 may be eligible for up to 85% initial advance on an exception basis if they have excellent credit and liquidity.

Adjustments to Initial Advance

Certain factors may increase or decrease your initial advance percentage. Here’s how adjustments are made:

Rehab Scope Classification

What’s a "lopsided deal"? It’s when your Kansas property’s As Is value or purchase price is less than the rehab amount—these high-risk scenarios have specific funding limits, which we’ll cover shortly.

Rehab Scope Eligibility

Your eligibility for various rehab project scopes depends on your experience tier. Since heavy and extensive renovations carry higher risks of delays and budget overruns, we emphasize responsible borrowing and risk management.

Pro Tip: We encourage Kansas investors, especially newer ones, to focus on light and moderate rehab projects. These "cosmetic" rehabs are typically faster to complete, easier to manage, and carry less risk of unexpected complications.

LTARV Limits

Your Loan-To-After-Repair Value (LTARV) limit is determined by your experience tier and the rehab scope of your project. This cap ensures you're not over-leveraged, which protects both your investment and our partnership.

LTFC Limits

Loan-To-Full-Cost (LTFC) applies specifically to extensive rehab projects—these are deals where your rehab budget is greater than the purchase price. LTFC ensures you’re contributing enough equity to the project to keep your investment secure.

In extensive rehab projects, this means:

• If your LTFC is capped at 85%, you’re expected to cover the remaining 15% of total costs (purchase price + rehab budget).

• This ensures that you, the borrower, have meaningful "skin in the game," especially on higher-risk projects.

Example Scenarios

Scenario 1: No Experience

Scenario 2: No Experience, Excellent Credit

Scenario 3: Experienced Investor (5 Completed Projects)

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

Our default underwriting process is designed to keep your investment secure by lending against your cost basis—which includes the purchase price plus any capital already invested. This approach ensures you maintain meaningful equity, reducing risk for both you and the lender.

However, in certain refinance scenarios where your Kansas property has significantly appreciated or is seasoned (held for a period of time), we may consider lending against the As Is market value instead of cost basis. This option allows you to tap into the property’s current value while continuing your renovation plans.

Eligibility Requirements for Refinance Using As Is Value

To qualify for this refinance option in Kansas, your project must meet these guidelines:

• The property is habitable with a condition rating of C4 or better (not in disrepair).

• The property is seasoned for at least 3 years.

• The current lender being paid off is not a bridge or construction lender and the loan has no defaults, late fees, or penalties.

• Minimum credit score of 680.

• You are in Experience Tier 3 or higher (at least 4 similar completed rehab projects).

• Strong market data supports that the As Is value exceeds the cost basis (confirmed through comparable sales in the area).

• A legitimate and logical refinance scenario, such as a property that was rented for several years but now needs updates to prepare for sale.

Transactions involving wholesalers, price run-ups

If your Kansas project involves wholesalers or assignment fees, we take the following approach to determine value basis:

Key Guidelines for Wholesale Transactions:

• We will include assignment fees or double-close price run-ups in your value basis as long as the increase does not exceed 20% of the A-B purchase price.

• Any amount above this 20% threshold will not be considered in your loan basis—you’ll be responsible for covering that difference.

• Wholesale deals listed on the MLS may not be eligible for financing of the assignment fee.

• Full documentation is required:

  • All contracts (A-B, B-C)

  • Wholesaler’s operating agreement

  • Clear chain of title and transaction flow

Construction Holdback

The construction holdback is the portion of your loan reserved for covering your rehab expenses. Instead of receiving it upfront, these funds are released as reimbursements through a draw process, based on verified progress toward your renovation scope.

If you have the financial flexibility to fund your Kansas rehab out of pocket, you may choose not to use a construction holdback at all. But if your total loan amount is $100,000 or more, here’s the advantage: you only accrue interest on the funds you’ve actually drawn (known as "As Disbursed" interest accrual).

Appraisal and In-House Valuation

Every Kansas bridge loan through OfferMarket requires a property valuation. Depending on the situation, this could be handled through a:

• Third-party interior appraisal

• Third-party exterior appraisal

• In-house valuation by our expert team

In-House Valuation Eligibility

In certain cases, if you meet specific borrower qualifications, we may offer an in-house valuation instead of requiring an outside appraisal. Here’s what you’ll need:

Even if you meet these criteria, we may still require an exterior or interior appraisal at our discretion.

Exterior Appraisal Guidelines

An exterior appraisal may be used in specific Kansas scenarios where an internal inspection isn’t practical, such as:

• REO (bank-owned) sales

• Foreclosure auctions

• Sheriff’s sales

• Online property auctions

• Bankruptcy sales

The exterior appraisal must be:

• Dated within 120 days of your loan settlement date.

• If between 120 and 179 days old, a recertification will be required.

Interior Appraisal Guidelines

If your Kansas property doesn’t meet the criteria for in-house valuation or exterior appraisal, a full interior appraisal will be required.

OfferMarket handles the appraisal ordering process through our approved Appraisal Management Company (AMC). You’ll be responsible for paying the AMC’s invoice directly. Please note: if your invoice is unpaid, your loan file will be placed on HOLD until payment is received.

Appraisal Transfer Policy

Already have an appraisal from another lender? We may allow you to transfer that appraisal to OfferMarket, provided it meets these conditions:

• Ordered through an approved Appraisal Management Company (AMC).

• Completed within 180 days of your closing date.

• If older than 120 days but less than 180 days, the appraisal must be recertified.

• The transferring lender must supply the following documentation:

  • Signed transfer letter certifying that the appraisal complies with Appraiser Independence Requirements (AIR).

  • The appraisal report (PDF format) and XML file.

  • A copy of the paid invoice for the appraisal.

Stabilized Bridge Loan Scenario

If your Kansas property is already in stable condition—meaning there is no deferred maintenance and the appraisal condition rating is C4 or better—then you may qualify for our stabilized bridge loan option. This allows us to lend up to 75% of the As-Is value without factoring in rehab.

Key Loan Details

Below are the essential terms and guidelines for our Kansas Bridge Loan Program:

Loan Extensions

Bridge loans are designed to be short-term solutions—usually between 12 to 24 months. While most Kansas investors pay off their loans well within that time frame, life happens, and sometimes projects need a little extra breathing room.

Extensions are available but should be treated as a last resort. Extensions add fees, increase interest costs, and heighten the risk of foreclosure if the loan remains unpaid beyond the extension period.

How to Avoid Needing an Extension

• Work with reliable, experienced general contractors.

• Avoid rehab projects that are too aggressive relative to your skill level and available liquidity.

• Be mindful of Kansas markets with slow permitting or zoning processes.

• Make sure you have immediate property access—be cautious if dealing with tenants, holdovers, or eviction scenarios.

• Choose projects with dual exit strategies (flip or rent/refinance) for added flexibility.

Extension Limits

Extension Terms and Fees

You must confirm that your builder’s risk insurance remains active throughout the extension period.

Ineligible Property Types

The following Kansas property types are not eligible for funding under this program:

• Mixed-use properties

• Multifamily properties with 5 or more units

• Condotels, co-ops, mobile or manufactured homes

• Commercial buildings (retail, industrial, office)

• Cabins, log homes, or properties with oil/gas leases

• Working farms, ranches, orchards

• Vacation or seasonal rentals

• Unique, exotic, or ultra-luxury homes

• Properties accessed only by unpaved or dirt roads

Exception Scenarios

We may consider the following on an exception basis, subject to underwriting discretion:

• Guarantor credit scores between 660 and 679

• Leasehold (ground rent) properties

• Small single-family homes (500–699 SQFT)

• Small 2-4 unit properties with at least one unit sized 400–499 SQFT

• Funding based on As Is value higher than cost basis (if justified by market comps)

• Non-arms-length transactions (requires disclosure and review)

• Financed interest payments (subject to liquidity and credit requirements)

Borrower and Guarantor Requirements

Liquidity Verification

To ensure the financial stability of your Kansas investment project, we require verification that the guarantor(s) maintain enough liquidity to support the deal.

Qualifying liquid assets include:

• Bank accounts (personal or business)

• Brokerage accounts (personal or business)

• Retirement accounts (with a 50% discount on balance applied)

• Business accounts from other entities (with operating agreement verification)

You don’t need to transfer these funds to a special account—just show proof of access and ownership. Having a business bank account is not mandatory but is recommended for strong financial management.

Credit and Background Items

We take borrower history seriously because your success matters to us—and ensuring financial stability protects both your investment and our portfolio. Here’s how we evaluate credit and background qualifications:

Interest Reserves

At OfferMarket, we prioritize liquidity management to help ensure your project remains on track without unexpected financial strain. That’s why, in certain situations, we require interest reserves—a pre-funded escrow that covers future interest payments.

Interest reserves are collected at closing, held in escrow, and applied to your monthly interest charges before you’re required to make out-of-pocket payments.

Financed Interest Payments

To protect your liquidity—and avoid forcing you to rely on high-interest credit cards during your rehab project—you may be eligible for financed interest payments. Instead of paying monthly interest out of pocket, the accrued interest is added to your loan balance and collected at payoff.

Example:

Financed interest payments are subject to underwriting review and are not automatically available for every deal.

Property Sourcing Guidelines

At OfferMarket, our priority is to support your Kansas real estate investments while ensuring sound deal structure and risk management. When it comes to sourcing properties for your bridge loan project, certain guidelines and documentation are required to ensure eligibility and transparency.

Key Points for Kansas Investors:

• If your deal is in a new market (one where you or your contractors have limited experience), we require either:

  • A General Contractor agreement, or

  • A Letter of Explanation detailing why a GC is not necessary for your project.

• For wholesale deals, non-arms-length transactions, or properties with a significant recent price increase, additional paperwork and review are required.

• For condos, conversion projects, or renovations needing significant structural work, we may require:

  • Architect letters

  • Engineer certifications

  • Permitting documentation

• Your submission should always include key documentation like:

  • Purchase contracts

  • Settlement statements

  • Payoff letters (for refi deals)

  • Track record of past projects

  • Business formation documents

Bridge Loan Insurance Guidelines

Protecting your Kansas investment properties is critical—not just for your own peace of mind, but also for loan compliance. Our Bridge Loan Program requires Builder’s Risk Insurance (also known as Fix and Flip Insurance)—a specialized policy bundle designed for properties under renovation, vacant homes, or those in poor condition.

Coverages and Limits

Coverage Details

💡 Investor Tip: Right after closing on your Kansas property, install smoke detectors, door locks, and security cameras. This not only helps with compliance but also protects against potential claim denials.

Frequently Asked Questions

What states does OfferMarket fund bridge loans?

• Arizona*
• Alabama
• Arkansas
• California
• Colorado
• Connecticut
• Delaware
• Florida
• Georgia
• Hawaii
• Idaho
• Illinois
• Indiana
• Iowa
• Kansas
• Kentucky
• Louisiana
• Maine
• Maryland
• Massachusetts
• Michigan
• Mississippi
• Missouri
• Minnesota*
• Montana
• Nebraska
• Nevada*
• New Hampshire
• New Jersey
• New Mexico
• New York
• North Carolina
• North Dakota*
• Ohio
• Oklahoma
• Oregon
• Pennsylvania
• Rhode Island
• South Carolina
• South Dakota*
• Tennessee
• Texas
• Utah
• Vermont*
• Virginia
• Washington
• Washington DC
• West Virginia
• Wisconsin
• Wyoming

In states where NMLS license is required for business purpose lending or we do not directly lend, OfferMarket operates as a rate shopping service and refers your loan to a licensed capital provider.

Can I do more than one bridge loan at a time?

Yes, you can have more than one bridge loan active at the same time. Many OfferMarket clients, including those in Kansas, manage multiple bridge loans simultaneously. However, we always prioritize your risk management. If we believe your liquidity or project capacity may not support additional loans, we will communicate these concerns openly to help you stay on safe financial footing.

Are bridge loans commercial?

Yes. Bridge loans are classified as business purpose loans. Although they are secured by residential properties, these loans are issued to your business entity (LLC or Corporation), making them commercial in nature.

What is the minimum loan amount?

The minimum loan amount in the OfferMarket Bridge Loan Program is $25,000.

Which property types are eligible?

We provide financing for non-owner occupied 1–4 unit residential properties, which include:

• Single-family residences

• Townhomes

• Small multifamily (2–4 units)

• Warrantable condos

• Planned Unit Developments (PUDs)

Note: 2–4 unit mixed-use, 5–9 unit mixed-use, and 5–9 unit multifamily properties are not eligible under this program but may qualify for other loan products offered by OfferMarket.

How do you calculate Loan-to-Value (LTV)?

For bridge loans, Loan-to-After-Repair Value (LTARV) is most commonly used. Here’s how we define the two key metrics:

• LTV: Loan amount ÷ As Is property value

• LTARV: Total loan amount (initial advance + construction holdback) ÷ After Repair Value (ARV) based on appraisal or in-house valuation

For purchase deals, the initial advance is determined by the lower of the As Is value or the contract purchase price. For refinance deals, it is determined by the lower of the As Is value or cost basis (purchase price + sunk costs).

What are the credit requirements?

A minimum FICO score of 680 is required. Borrowers with scores between 660–679 may still qualify under exception scenarios.

We only consider the credit scores of the guarantors—members of the borrowing entity who will personally guarantee the loan. Scores from non-guarantor members are not factored into eligibility.

What are the experience requirements?

Experience is not required to qualify for a Kansas bridge loan. However, verified experience with successful rehab projects may allow you to access higher leverage and improved terms through our Experience Tier system.

Our underwriting team will confirm your experience using documentation like:

• Settlement statements

• Operating agreements

• Verification of project completion

Does being a wholesaler count toward experience?

No, acting as a wholesaler does not count toward your experience tier. Only projects where you were financially responsible for the rehab process are considered valid experience.

What documentation is required?

Our Loan File system simplifies the process by securely storing your documentation, which speeds up future transactions.

Purchase Transaction Requirements

Refinance Transaction Requirements

Are there special requirements for loans over $1M?

Yes, loans over $1 million—up to our maximum of $2 million—are subject to enhanced guidelines to maintain prudent lending standards.

Glossary of Key Terms

Get Your Instant Kansas Bridge Loan Quote

At OfferMarket Capital LLC, we specialize in private lending solutions designed specifically for real estate investors working on 1–4 unit residential properties. Our mission is to be your trusted partner as you build wealth through real estate—and we’re ready to help you take the next step.

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Thousands of real estate investors get value from OfferMarket every month. Membership is entirely free and includes the following benefits:

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