Bridge Loan Wisconsin

Last Updated: May 2, 2025

At OfferMarket, we’re dedicated to helping you grow your real estate portfolio in Wisconsin—whether you’re flipping homes in Milwaukee, rehabbing duplexes in Green Bay, or refinancing rentals in Madison. Our all-in-one investment platform is tailored to give Wisconsin investors everything they need under one roof:

💰 Private lending
☂️ Insurance rate comparisons
🏚️ Access to exclusive off-market deals

Our Wisconsin Bridge Loan program delivers fast, reliable, and cost-effective capital to acquire and enhance 1-4 unit residential investment properties across the state.

Whether your strategy involves flipping a fixer-upper in Racine or buying and refinancing into a DSCR loan in Appleton, we’re here to support your success every step of the way.

Let’s explore how OfferMarket’s Wisconsin Bridge Loan Program works!

What is a bridge loan?

A bridge loan is a temporary financing solution, often used by real estate investors in Wisconsin to hold them over until they can secure long-term funding.

Bridge Loan Scenarios

Here’s how Wisconsin investors commonly use bridge loans:

• Snagging a property in poor shape and giving it a facelift—perfect if you’d rather not tie up your own capital.

• Bought a fixer-upper with cash in a hot Wisconsin market? Use a bridge loan to cash out and finish renovations.

• Replacing an existing private loan on a distressed property while completing improvements.

• Buying a below-market deal without plans to rehab—aiming to flip it “as-is.”

• Refinancing a cash purchase (no rehab required) to free up capital for another Wisconsin opportunity.

• Swapping out an old loan on a finished rehab while preparing for a profitable sale or long-term rental refinance.

Bridge loans go by many names in the Badger State—"hard money loan," "fix and flip loan"—but they all serve one purpose: providing quick, strategic capital for real estate ventures.

How it works

A bridge loan typically comes with two parts:

Initial Advance – This portion of the loan goes toward the purchase price. It’s wired to the title company at closing.
Construction Holdback – This is set aside for renovations and disbursed through reimbursements as your project progresses.

Bridge loans are highly adaptable. Don’t need renovation funds? Just use the initial advance. Only need a rehab budget? Skip the purchase funds. Most Wisconsin investors utilize both components to minimize their personal cash outlay.

Some prefer to fund the rehab with their own money, or don’t plan to rehab at all—just using a bridge loan to leverage the purchase. Others might buy a property outright and simply use the construction holdback to finance 100% of the renovation. The flexibility makes it ideal for diverse strategies in markets like Kenosha or Waukesha.

Your exit strategy

Your plan may involve reselling for a profit or renting the property and transitioning into a DSCR loan. And it's perfectly okay to adjust your strategy as the market shifts in places like La Crosse or Eau Claire.

Let’s say you start with a BRRRR mindset—buy, rehab, rent, refinance—but later realize the local rental market isn’t as strong as expected. Selling might be the better option to reinvest elsewhere.

Or perhaps you intend to flip, but the housing market cools in your area. Renting and refinancing into a DSCR loan could be a smarter long-term play.

In Wisconsin’s dynamic market, choosing projects with multiple viable exit strategies is your best hedge against uncertainty.

Who uses bridge loans?

• House flippers all across Wisconsin

• BRRRR method rental investors

Check out our Fix and Rent Bundle—pair a bridge loan for purchase and rehab with a discounted DSCR refinance loan.

It’s common for Wisconsin investors to maintain flexibility—flipping some properties and renting others depending on how things play out. This hybrid strategy is one we often recommend.

Bridge Loan Program Guidelines

Project Eligibility

Our goal is to help you build wealth through real estate in Wisconsin—and that means safeguarding your investment from risky pitfalls. We’re proud to have one of the lowest default rates in the private lending world—fewer than 0.5% of our loans have ever gone into foreclosure.

We advise against heavy or complex rehabs, especially for investors newer to the scene in Wisconsin. Projects that involve major overhauls tend to face delays, budget overruns, and are vulnerable to shifting economic tides—even for seasoned professionals.

Think of us as your partner—not just your lender. Our job is to help you manage risk and grow sustainably. That’s why we use a structured system to assess rehab scope and determine eligibility based on your experience.

Initial Advance

We base your initial advance on a mix of your past experience and the deal itself. We look at how many investment properties you’ve handled in the past 24 months and your track record of completed rehabs over the last 5 years.

To qualify, a minimum credit score of 680 is required. For better leverage, a 720+ score is preferred. We also offer extra leverage for licensed Wisconsin Realtors, GCs, and PEs.

If you’re paying more than our valuation shows as the As-Is value, the advance is capped at that value—not your contract price.

Your exit strategy matters too. Selling? You’ll need to show at least a 30% projected margin and $15,000 profit. Refinancing? Your projected post-rehab DSCR must be 1.1 or greater. Try our Fix and Flip Calculator or DSCR Calculator to plan your exit.

Buying in a rural part of Wisconsin? You’ll need more experience and may get a lower advance.

Experience-based Tiers

Initial Advance by Tier

*Borrowers with excellent credit and liquidity may be eligible for up to 85% in Tier 1.

Adjustments to Initial Advance

Rehab Scope Classification

Rehab Scope Eligibility

LTARV Limits

LTFC Limits

For extensive rehab projects where the renovation budget exceeds the purchase price (a common scenario in certain undervalued parts of Wisconsin), we apply a Loan-to-Full-Cost (LTFC) limit. This ensures you have adequate skin in the game to manage higher-risk deals.

Example: No Experience

Let’s say you’re a first-time investor targeting a property in Milwaukee:

• Purchase Price: $100,000

• Tier: 1 (no verified experience)

• Credit Score: 695

• Rehab Budget: $24,000

• ARV: $150,000

• Initial Advance: $75,000 (75%)

• Construction Holdback: $24,000

• Total Loan: $99,000

• LTARV: 66%

• LTFC: 79.8%

• Interest Accrual: Full boat

Example: No Experience, Excellent Credit

Same deal in Madison, but with a stronger credit profile:

• Credit Score: 750

• Initial Advance: $80,000 (80%)

• Total Loan: $104,000

• LTARV: 69.33%

• LTFC: 83.9%

• Interest Accrual: As disbursed

Example: 5 Experience

Now let’s imagine you’ve completed 5 similar rehabs in the Appleton area:

• Tier: 4

• Credit Score: 750

• Rehab Budget: $20,000

• Initial Advance: $90,000 (90%)

• Construction Holdback: $20,000

• Total Loan: $110,000

• LTARV: 73.33%

• LTFC: 91.67%

• Interest Accrual: As disbursed

Refinance Using As-Is Value Instead of Cost Basis

If you’re refinancing a seasoned rental in Kenosha—perhaps it’s been held for several years and appreciated in value—we may lend against the current As-Is value instead of your original cost basis, provided the following:

• Property is habitable (C4 condition or better)

• You've held the property for 3+ years

• Existing loan is not from a bridge or construction lender

• 680+ credit score and Tier 3+ experience

• Strong comps supporting your stated value

• Example: long-term rental now vacant and ready for updating to list for sale

Wholesaler Transactions

If you’re acquiring a property via a wholesaler in Wisconsin, we may include the wholesaler’s fee in the value basis—up to 20% markup.

For example:

• A-B Contract: $100,000

• B-C Contract: $125,000 (assignment fee: $25,000)

• As-Is Value: $125,000

• Value Basis: $120,000

Requirements:

• Full contract chain (A-B and B-C)

• Assignment fee within 20% cap

• No MLS listings for the property

• Must be an arm’s length transaction

Construction Holdback

Rehabbing a property in Sheboygan or Janesville? We reimburse based on completed work via draw requests. Here’s how it works:

Appraisal and In-House Valuation

Every Wisconsin bridge loan includes a valuation. This could be:

In-house valuation

Exterior appraisal

Accepted when the property is acquired through:

• REO sale

• Foreclosure or sheriff's sale

• Auction (online or court)

• Bankruptcy

Valid for 120 days. If older (up to 179 days), recertification is required.

Interior appraisal

Required for all other deals. We’ll coordinate through an AMC. The borrower pays the invoice and the appraisal is added to the loan file.

Scenario: Stabilized Bridge Loan

If your property in a city like Eau Claire or Wausau is in good shape—no deferred maintenance, solid C4 or better condition—we may lend up to 75% of its current value. This is known as a Stabilized Bridge Loan, ideal for ready-to-rent or list-ready properties.

Key Loan Details

Extensions

Bridge loans in Wisconsin are structured to be short-term—ideally under 12 months. Extensions are available, but should be your Plan B, not Plan A. Delays can lead to added costs, fees, and risk of foreclosure if deadlines aren’t met.

To reduce your chance of needing an extension, avoid:

• Inexperienced contractors

• Overly ambitious renovations

• Municipalities with slow permitting (i.e., Milwaukee’s historic districts)

• Tenant issues (i.e., long-term leases, holdovers)

• One-way exit strategies

Wisconsin investors who control for these risk factors are more likely to finish on time and on budget.

Extension Limits

Extension Terms and Fees

Extension Prerequisites

Before we extend your loan, we’ll require proof that your builder’s risk insurance is valid through the full extension term. Make sure your coverage is updated and aligned with your revised timeline.

Ineligible Property Types

These types of properties do not qualify for our Wisconsin bridge loan program:

• Mixed-use buildings

• Multifamily (5+ units)

• Condotels, co-ops

• Mobile or manufactured homes

• Commercial spaces (retail, office, industrial)

• Cabins, log homes

• Properties with active oil/gas leases

• Working farms, ranches, orchards

• Vacation rentals

• Unpaved road access

• Luxury or exotic homes

Exception Scenarios

We do make exceptions on a case-by-case basis for:

• Guarantor credit scores from 660–679

• Leasehold deals with ground rent

• Smaller SFH (500–699 sqft)

• 2–4 unit buildings with units 400–499 sqft

• As-Is valuations higher than cost basis

• Non-arm’s length transactions

• Financed interest payments

Each exception is subject to underwriting approval and requires a strong compensating factor like liquidity, experience, or excellent credit.

Borrower and Guarantor Requirements

Liquidity Verification

To qualify for a Wisconsin bridge loan, you’ll need to prove you have enough liquid assets to cover:

• Your down payment

• At least 25% of the rehab budget

Eligible assets include:

• Personal or business bank accounts

• Retirement accounts (valued at 50% of balance)

• Brokerage accounts

• Accounts owned by your LLC or other entities (with proper docs)

You don’t need to transfer funds—just verify them via recent statements.

Credit and Background Items

Here’s how we evaluate your credit and background in Wisconsin:

• We use the middle score if 3 are returned

• We use the lower score if only 2 are returned

• If no mortgage tradelines or <5 tradelines: 6 months of reserves required

• Bankruptcy must be 4+ years from settlement

• Foreclosures must be 4+ years ago

• 3–7 year lookbacks require interest reserves

• Delinquencies, judgments, or civil suits must be cleared or explained

• No approval for open criminal or financial crime cases

Interest Reserves

We may require interest reserves on your Wisconsin bridge loan depending on your credit profile and background. These reserves are collected at closing and used to cover your monthly interest payments before you start making payments yourself.

Financed Interest Payments

To preserve your cash during a renovation in a city like Oshkosh or Brookfield, we may allow you to finance your interest payments. This means no monthly interest bills—your accrued interest is simply added to your payoff.

Example:

• Loan: $100,000

• Rate: 12%

• Duration: 9 months

• Accrued Interest: $9,000

• Payoff Statement:

  • Principal: $100,000

  • Interest: $9,000

This is an excellent option if you want to maintain liquidity and reduce financial strain during your Wisconsin project.

Property Sourcing Guidelines

We love helping Wisconsin investors acquire solid deals—but strong documentation is key.

If you're investing in a new market or planning heavy renovations, we’ll need:

• A GC agreement or a letter explaining why you don’t need one

• Purchase contracts, payoff letters (for refis)

• Rehab scope and budget

• Track record (if applicable)

• Articles of Organization and operating agreement

• Settlement statement or HUD-1 from original purchase

If you’re flipping condos or completing large rehabs, engineer or architect letters may also be required.

Bridge Loan Insurance Guidelines

Every bridge loan in Wisconsin must be properly insured to protect both you and your property. This is commonly referred to as Builder’s Risk Insurance or Fix and Flip Insurance—a tailored policy covering:

• Vacant properties

• Incomplete construction

• Liability during renovations

Coverage Details

💡 Wisconsin tip: As soon as you acquire the property, install smoke detectors, locks, and a basic security system. These steps are often required for insurance to stay valid.

Frequently Asked Questions

What states does OfferMarket fund bridge loans?

We fund bridge loans in nearly every U.S. state, including Wisconsin. From Milwaukee to Green Bay, Madison to Kenosha, we’ve got you covered.

Note: In states where licensing is required or we do not lend directly, we may refer you to a licensed capital provider.

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

Yes! Many Wisconsin investors have multiple active bridge loans with us. That said, we’ll always look at your liquidity and project pacing to make sure you’re not overextending.

Are bridge loans commercial?

Yes. These are business-purpose loans extended to your LLC or corporation, and not considered consumer loans under Wisconsin or federal law.

What is the minimum loan amount?

$25,000. Whether you're doing a small flip in Janesville or a full rehab in Racine, we’ve got solutions to fit.

Which property types are eligible?

We fund non-owner occupied 1–4 unit residential properties in Wisconsin, including:

• Single-family homes

• Duplexes, triplexes, and fourplexes

• Condos and townhomes (if warrantable)

Not eligible: mixed-use, commercial, or large multifamily buildings.

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

In Wisconsin bridge lending, we commonly use LTARV—Loan-To-After-Repair Value. This means your total loan (initial advance + rehab funds) is divided by the projected value after renovations.

LTV, or Loan-To-As-Is-Value, is based on your property's current market value. For refinance transactions, we use the lesser of:

• Purchase price (plus improvements), or

• As-Is appraised value

This ensures you maintain equity—vital for success and risk mitigation in Wisconsin’s fluctuating markets.

What are the credit requirements?

We require a minimum credit score of 680. In some cases, we may consider scores between 660 and 679—if other factors like liquidity, experience, or low leverage offset the risk.

We only look at the credit scores of individuals who are personally guaranteeing the loan—not passive members of your LLC.

What are the experience requirements?

None required.

That’s right—first-time investors in Wisconsin are welcome! However, more experience means better terms, lower risk, and higher loan-to-cost or loan-to-value ceilings.

We calculate experience based on:

• Verifiable completed rehabs

• Project scopes similar to your current deal

• Market familiarity

Document your track record in the Loan File and we’ll validate your history through prior closings and public records.

Does being a wholesaler count toward experience?

No. While wholesaling is an important part of the real estate ecosystem, it does not involve executing a renovation or managing capital risk. For our purposes, rehab completion is what counts toward your experience tier.

What documentation is required?

Our platform makes it easy to gather and reuse documents for fast approvals on future projects. Here’s what you’ll need:

Purchase Transaction Requirements

Refinance Transaction Requirements

Are there special requirements for loans over $1M?

Yes—Wisconsin bridge loans over $1 million require:

Glossary of Key Terms

Instant Bridge Loan Quote

OfferMarket Capital LLC is proud to be a trusted lending partner to Wisconsin real estate investors. Whether you’re flipping a duplex in Madison, refinancing a rental in Green Bay, or cashing out of a rehab in La Crosse, we’re here to help you build wealth through real estate.

Thousands of investors turn to OfferMarket each month. Your free membership includes:

💰 Private lending
☂️ Insurance rate comparison
🏚️ Off-market property deals
💡 Real-time market insights

Let’s make your next investment project in Wisconsin a success. Click below for your instant bridge loan quote—no obligation, just clarity.

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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

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