Missouri Bridge Loan Program

Last Updated: April 30, 2025

At OfferMarket, we believe the path to building wealth through real estate should be simple, powerful, and within your reach — right here in Missouri. Whether you're an experienced investor or just getting started, our platform is designed to give you the tools you need to succeed:

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🏚️ Exclusive off-market property opportunities

The Missouri Bridge Loan program is your gateway to fast, flexible funding when you’re ready to take action on 1-4 unit residential investments — whether you're buying, rehabbing, or both.

From flipping properties in St. Louis to holding rentals in Kansas City, we’re here to fuel your projects with the right financing at the right time.

Your success story starts here — and we’d be honored to play a part.

What is a Bridge Loan?

Think of a bridge loan as a financial stepping stone — a short-term loan designed to get you from where you are today to where you want to be next. It fills the gap between seizing the deal in front of you and locking in long-term financing or closing out with a profitable sale.

When does a Bridge Loan Make Sense?

In Missouri’s dynamic real estate market, investors tap into bridge loans for a variety of reasons:

• Snagging a fixer-upper or outdated home you’re planning to renovate — without having to drain your own cash reserves.

• Reimbursing yourself after buying a property with cash for a fast close — giving you the flexibility to focus on the rehab ahead.

• Paying off an existing loan on a property that still needs work — so you can finish the project strong without worrying about an impatient lender.

• Buying a property below market value without any plans to rehab — a strategy that works great for selling as-is at a healthy margin.

• Refinancing a cash purchase with no renovation plans — freeing up capital tied up in equity so you’re ready for your next move.

• Refinancing a finished project when the rehab is complete — gaining more time to market the property, close the sale, or roll into a rental loan.

In investor circles, these are often called "hard money loans" or "fix and flip loans" — but no matter what name you use, the purpose stays the same: smart, short-term funding that helps you move fast on the right opportunities.

How a Missouri Bridge Loan Works

Our bridge loan structure is designed to work with your strategy — not the other way around. Here’s how it breaks down:

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

Construction Holdback: This is your rehab budget, released to you through draw requests as your project moves forward.

You can tailor the loan to fit your project. Need only the rehab funds? Skip the initial advance and focus on the construction holdback. Buying a clean property with no renovations needed? Go with the initial advance alone.

Missouri investors use these options in different ways. Some prefer to maximize leverage by combining both components, while others fund their own rehabs and borrow just for the purchase. There are also cash buyers who lean on the construction holdback alone to fully cover their renovation costs.

With Missouri bridge loans, the choice is yours — flexible, fast, and built to match your game plan.

With a Missouri bridge loan, your plan of attack doesn’t have to be set in stone. Whether you’re flipping for a fast profit or holding long-term with a refinance into a DSCR loan, this financing gives you the flexibility to pivot as the market shifts.

It’s perfectly normal to head into a deal thinking you’ll BRRRR (Buy, Rehab, Rent, Refinance, Repeat) your way through — only to find that the local rental demand doesn’t stack up the way you expected. Maybe the resale market is hotter than the rental game, and flipping gives you the better return.

Or perhaps you’re geared up to flip, but then the Missouri housing market takes a pause. Instead of selling into a soft market, you switch gears, lease the property, and refinance into a DSCR loan with a low prepayment penalty. A couple of years down the line, when the market rebounds, you’re in position to cash out on your terms.

The smartest investors stay open to both exit paths. Having a dual strategy gives you options — and options are how you stay in control.

Who’s Using Bridge Loans Across Missouri?

Bridge loans are the financing of choice for Missouri’s bold and savvy real estate investors, including:

Flippers — investors who buy, rehab, and resell properties for a profit.
BRRRR method investors — those who buy, rehab, rent, refinance, and repeat to build passive income.

Many of the investors we work with use a mix of both strategies, flipping some properties while holding others as rentals depending on the deal. Staying flexible and reading the market is one of the best ways we’ve seen investors win here in Missouri — and we’re here to back that approach.

Tip: Ask about our Fix and Rent bundle — it’s a Missouri bridge loan for your purchase and rehab, combined with a discounted DSCR loan for your refinance. One smart package, built for serious investors.

Missouri Bridge Loan Program Guidelines

Project Eligibility

At OfferMarket, we’re not just here to lend you money. We’re here to help you protect your investment and build long-term success.

Our lending strategy is built on smart risk management. Over the years, fewer than 0.5% of our loans have ended in foreclosure — a track record we’re proud of. And we keep that default rate low by focusing on deals that make sense, both for you and for us.

Projects with extremely heavy rehabs and inexperienced investors often face the most challenges: costly delays, blown budgets, unexpected market swings. That’s why we take the time to assess each project carefully and help you avoid getting in over your head.

Our role is more than just lender — we’re your partner, advisor, and risk manager, right alongside you on the deal.

To keep things clear and consistent, we use a structured system to classify rehab scope and assess eligibility. Here’s what you need to know.

Understanding Initial Advance

The amount of your initial advance is determined by both your personal experience as an investor and the specifics of the deal.

We look at how many properties you’ve owned or rehabbed over the past 24 months and how many similar projects you’ve successfully completed in the last five years. Our minimum credit score for eligibility is 680 — though we strongly prefer that the primary guarantor comes in at 720 or higher.

Bonus: If you’re a licensed Realtor, General Contractor, or Professional Engineer, you may qualify for increased leverage.

If the purchase price on your contract is higher than the As Is value determined by our appraisal or in-house valuation, we’ll base your initial advance on the As Is value — not the purchase price.

Your exit strategy also plays a role. If you’re planning to flip, we’ll want to see at least a 30% projected gross margin and a minimum profit of $15,000. If your plan is to hold and refinance, the post-repair DSCR should hit at least 1.1.

If your project is located in a rural part of Missouri, experience requirements will be a bit higher and initial advance may be capped accordingly.

Experience-Based Tiers

Initial Advance by Tier

Up to 85% available for Tier 1 borrowers with excellent credit and liquidity, on an exception basis.

Adjustments to Initial Advance

Every deal is different, and so is every investor. That’s why we fine-tune your initial advance based on specific factors tied to your credit profile, project type, and experience level. Here’s how we adjust:

These adjustments ensure we’re funding deals responsibly — putting you in a position to succeed while managing downside risk.

Rehab Scope Classification

Not all rehabs are created equal. Some are quick cosmetic touch-ups, while others require full-on transformations. Understanding where your project falls on the rehab spectrum helps us tailor the loan terms appropriately.

Lopsided deals” refer to situations where the rehab budget outweighs the As Is value or purchase price.

Rehab Scope Eligibility

We believe in setting investors up for success, not stress. That’s why our eligibility matrix pairs your experience tier with the rehab project scope to ensure you’re taking on deals you’re fully prepared to handle.

We recommend sticking to light or moderate rehab scopes if you’re earlier in your investing journey. These projects tend to move faster, cost less, and reduce the risk of surprises along the way.

LTARV Limits

For higher-risk deals — especially those classified as extensive — we cap the leverage lower to keep the project balanced and your investment secure.

LTFC Limits

When the rehab cost matches or exceeds the purchase price (aka extensive rehab), the Loan-to-Full-Cost (LTFC) ratio becomes your key leverage metric. This ensures borrowers are fully invested and projects stay on solid ground.

This approach helps ensure that higher-risk projects remain properly funded and well-managed.

Example Scenarios

Scenario 1: New Investor, No Prior Experience

• Purchase price: $100,000

• 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

Scenario 2: New Investor with Strong Credit

• Purchase price: $100,000

• Credit score: 750

• Rehab budget: $24,000

• ARV: $150,000

• Initial advance: $80,000 (80%)

• Construction holdback: $24,000

• Total loan: $104,000

• LTARV: 69.3%

• LTFC: 83.9%

• Interest accrual: As disbursed

Scenario 3: Experienced Investor (5 Completed Projects)

• Purchase price: $100,000

• Credit score: 750

• Rehab budget: $20,000

• ARV: $150,000

• Initial advance: $90,000 (90%)

• Construction holdback: $20,000

• Total loan: $110,000

• LTARV: 73.3%

• LTFC: 91.7%

• Interest accrual: As disbursed

Refinancing With As Is Value — When Your Property Has Gained Value

In certain refinance scenarios, your Missouri investment property may have appreciated significantly since you purchased it — especially if it’s been seasoned for several years or was originally acquired at a strong discount.

When your As Is value is higher than your total cost basis (purchase price plus rehab expenditures), we can offer funding based on that elevated market value. But to keep things responsible and aligned with our risk standards, we apply strict guidelines for these situations:

• The property must be in livable condition (C4 appraisal rating or better).

• At least three years must have passed since the purchase — the seasoning period matters.

• No outstanding issues like default interest, late fees, or extensions from the prior lender.

• Credit score of 680+ and at least Tier 3 experience (minimum of four similar projects completed).

• Solid support for the As Is valuation via comparable sales in the area.

We also consider the rental history. If the property has been leased and is now vacant, we’re able to structure a renovation-based refinance that taps into your built-up equity while helping you bring the property to market-ready condition.

Wholesale Transactions

If your Missouri deal involves a wholesaler — meaning there’s an assignment fee or double-close markup between the seller and the end buyer — we’ve got specific rules in place.

We’ll recognize up to 20% of the wholesaler’s price run-up as part of your cost basis. Anything above that needs to be covered by you. To move forward with these transactions, we require:

• Complete contract chain (A-B contract from the seller to the wholesaler, B-C contract from the wholesaler to you).

• The wholesaler’s operating agreement.

• Verification that the markup does not exceed our 20% cap.

• Proof that the property wasn’t listed on the MLS (to ensure it’s truly off-market).

• Confirmation that this is an arm’s length deal — no related parties involved.

Our aim here is to make sure wholesale deals remain transparent and fairly priced, protecting both you and the integrity of the transaction.

Construction Holdback

The construction holdback portion of your Missouri bridge loan is designed to cover your rehab costs, released as draw reimbursements while your project progresses.

Here’s how it works:

If your loan amount is $100,000 or higher, you only accrue interest on the funds you’ve drawn — not on the undrawn holdback. That keeps your costs low while giving you access to capital when you need it.

Appraisal and Valuation

Every Missouri bridge loan we offer requires a valuation — either through a third-party appraisal or our in-house valuation team.

Depending on the specifics of your deal and your experience level, we’ll determine the appropriate method:

In-House Valuation

• Property types: Single-family, duplex, triplex, quadplex.

• Eligibility: Tier 4 or higher experience and credit score of 720+.

• Not available for rural or new market properties.

• Max LTARV: 70%.

In some cases, even qualified borrowers may be required to provide a third-party appraisal at our discretion.

Exterior Appraisal

Used for properties acquired through:

• Foreclosure auction

• Sheriff’s sale

• REO sale

• Bankruptcy sale

• Online auction platforms

The appraisal must be dated within 120 days of settlement. If it’s between 120 and 179 days old, recertification is required.

Interior Appraisal

Required for all other scenarios not covered above. Appraisal forms depend on the property type:

This option helps Missouri investors stay nimble and well-capitalized — even when the property is already stabilized.

Key Loan Details

Here’s a snapshot of the core terms and requirements for your Missouri bridge loan:

*Loans over $1M may require additional underwriting, including experience verification and enhanced liquidity requirements.

Extensions

Bridge loans are designed for short-term execution, typically between 12 to 24 months. That said, sometimes projects hit snags: contractor delays, permitting issues, or unexpected shifts in the market.

If you need extra time, we offer the flexibility to extend — but we recommend avoiding extensions whenever possible, as they come with added costs and potential risks.

To help keep your project on track and avoid the need for an extension, focus on:

• Working with experienced contractors who have a solid track record.

• Keeping your rehab scope aligned with your liquidity and experience.

• Steering clear of areas with slow zoning or permitting processes.

• Ensuring you have immediate access to the property (no holdover tenants or eviction delays).

• Prioritizing deals with dual exit strategies — so you can flip or rent based on what the market gives you.

Managing these factors dramatically reduces your chance of needing an extension.

Extension Limits

Here’s how Missouri bridge loan extensions work:

Extensions can be requested in 3-month or 6-month increments, subject to approval.

Extension Terms and Fees

When you extend your Missouri bridge loan, fees are added to your final payoff statement. Here’s the fee structure:

Your builder’s risk insurance policy must remain active and in force throughout the extension period.

Ineligible Property Types

To keep our lending program focused and secure, certain property types are not eligible for Missouri bridge loan funding:

• Mixed-use properties

• 5+ unit multifamily buildings

• Condotels, co-ops, mobile/manufactured homes

• Commercial-use buildings (retail, office, industrial)

• Cabins, log homes, or vacation/seasonal rentals

• Properties with oil/gas leases

• Operating farms, ranches, or orchards

• Unique, exotic, or ultra-luxury properties

• Properties on unpaved or dirt roads

If your project involves any of the above, let’s talk — we may still have other financing options available through our network.

Exception Scenarios

While we follow strict guidelines, we know that real estate deals don’t always fit perfectly into a box. Here are some of the exception scenarios we may consider on a case-by-case basis:

• Credit score between 660–679 (requires additional reserves or underwriting review).

• Leasehold properties (ground rent situations).

• Smaller single-family homes (500–699 sq ft) or small units in a 2–4 unit property (400–499 sq ft per unit).

• Initial advance based on As Is value higher than your cost basis.

• Non-arm’s-length transactions.

• Financed interest payments (to support liquidity through your rehab period).

Every exception request is reviewed carefully by our loan committee. We’re here to support strong deals — even if they don’t fit every guideline exactly.

Borrower and Guarantor Requirements

We keep our lending focused on business-purpose loans for real estate investors. That means we work exclusively with properly structured business entities and qualified individuals.

Here’s what you need to know:

These requirements help ensure you have the financial strength and structure to successfully execute your investment strategy.

Liquidity Verification

A key part of our lending process is verifying that you have enough liquid assets to safely close the deal and manage the rehab.

We look for:

• Cash to close (your down payment and closing costs)

• Plus 25% of the rehab budget

Eligible sources for liquidity:

• Personal bank or brokerage accounts

• Business accounts (including your borrowing entity or other business entities, with verification)

• Retirement accounts (counted at 50% of the balance due to access restrictions)

To verify, we require:

• The two most recent account statements for each account

• No seasoning required for new accounts (fresh deposits allowed)

• Letter of Explanation (LOE) for any large deposits

You won’t need to move these funds — just verify that you control them.

Credit and Background Checks

We take credit and background checks seriously, not just to protect ourselves, but to ensure you’re positioned for success.

Here’s what we look for:

• If three scores show on your tri-merge report, we use the middle score.

• If two scores show, we use the lower score.

• No mortgage tradelines? We require 6 months of interest reserves.

• Fewer than 5 tradelines on your report? Also requires 6 months of interest reserves.

If your background report includes:

Our mission is to support responsible investors — and that means clear communication and solid planning.

Interest Reserves

In some cases, we require interest reserves — funds collected upfront and held in escrow to cover your interest payments during the life of the loan (or part of it). This ensures you’re protected from cash flow disruptions, especially during the early rehab phase.

These reserves act as a cushion — making sure your project doesn’t get derailed by temporary liquidity gaps.

Financed Interest Payments

Depending on your project and credit profile, you may qualify for financed interest payments — meaning you won’t make monthly interest payments from your bank account. Instead, interest accrues and is added to your final loan payoff.

Example:

• Loan amount: $100,000

• Interest rate: 12%

• Time held: 9 months

• Accrued interest: $9,000 (calculated as $100,000 × 12% ÷ 12 months × 9 months)

• Total payoff: $109,000 (principal + accrued interest)

This approach can be helpful for investors who prefer to keep more cash available for the rehab or other investments.

Property Sourcing Guidelines

Our Missouri bridge loan program is built for simplicity — but we require clear, complete documentation to keep your deal moving.

Here’s what you’ll need to provide:

• Purchase contracts and settlement statements

• Payoff letters if this is a refinance

• Track record and project history for the borrowing entity and guarantors

• Formation documents (Articles of Organization, Operating Agreement, W-9)

• Scope of work and rehab budget (for ARV calculation)

• Appraisal report (we’ll send you the invoice and handle ordering through AMC)

• Two most recent bank or brokerage statements (for liquidity verification)

• Letters of Explanation as requested (for large deposits, credit issues, background items)

We’ve designed our Loan File system to securely store your documents and make future transactions even easier.

Bridge Loan Insurance Guidelines

Every smart investor knows that insurance isn’t just a formality — it’s your shield against the unexpected. With Missouri bridge loans, proper coverage is mandatory, and we help make sure you’re protected at every stage of your project.

This includes:

• Coverage for the dwelling itself (builder’s risk coverage)

• Liability protection in case of accidents or injuries at the property

This kind of specialized insurance is often called Fix and Flip insurance or Builder’s Risk insurance — and it’s designed specifically for properties under construction, needing renovation, or sitting vacant.

Coverage and Limits

Key Policy Details

💡 Pro tip: Once you take ownership of your Missouri property, install smoke detectors, locks, and security cameras right away. These small steps help you stay compliant with insurance requirements and reduce the risk of claim denials.

Frequently Asked Questions About Missouri Bridge Loans

What states does OfferMarket fund bridge loans?

Our bridge loan program proudly serves real estate investors across most of the United States — including right here in Missouri. Whether you’re flipping homes in St. Louis or rehabbing rental properties in Kansas City, we’re here to back your next deal.

We also fund projects in the following states:

• Alabama

• Arizona*

• Arkansas

• California

• Colorado

• Connecticut

• Delaware

• Florida

• Georgia

• Hawaii

• Idaho

• Illinois

• Indiana

• Iowa

• Kansas

• Kentucky

• Louisiana

• Maine

• Maryland

• Massachusetts

• Michigan

• Minnesota*

• Mississippi

• Missouri

• 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, D.C.

• West Virginia

• Wisconsin

• Wyoming

*In certain states like Arizona, Minnesota, Nevada, North Dakota, South Dakota, and Vermont — where a specific business-purpose lending license is required, or where we do not directly lend — OfferMarket operates as a rate shopping service. In these cases, we refer your loan request to one of our trusted, licensed lending partners.

Can I take out more than one bridge loan at the same time?

Yes — many OfferMarket clients manage multiple bridge loans simultaneously. Whether you’re running a few flips or working on a mix of flips and rentals, we’re here to help fund your pipeline.

That said, we always prioritize your risk management. If we feel your liquidity, credit, or project pace may not support additional loans safely, we’ll have an honest conversation with you. Our focus is on helping you grow your portfolio without exposing yourself to unnecessary risk.

Are bridge loans considered commercial loans?

Yes. All of our Missouri bridge loans (and loans in other states) are classified as commercial loans. These are business-purpose loans and are issued directly to your LLC or Corporation, not to you personally.

Because these loans are for investment purposes — not personal, consumer use — they follow commercial lending standards.

What is the minimum loan amount?

The minimum loan amount for a Missouri bridge loan is $25,000. This makes our program accessible for a wide range of investors, from first-timers to seasoned pros scaling their operations.

Which property types are eligible for Missouri bridge loans?

Eligible properties include non-owner occupied 1–4 unit residential real estate:

• Single-family residences

• 2–4 unit multifamily properties

• Townhomes

• Warrantable condos

• Planned Unit Developments (PUDs)

Not eligible under this program:

• Mixed-use properties

• 5+ unit multifamily

• Condotels

• Co-ops

• Mobile/manufactured homes

• Commercial-use properties (retail, office, industrial)

• Cabins, log homes, vacation or seasonal rentals

If your project falls outside these guidelines, reach out — we may still be able to connect you with other funding solutions.

How do you calculate Loan-to-Value (LTV) and Loan-to-After-Repair Value (LTARV)?

For Missouri bridge loans, we focus primarily on Loan-to-After-Repair Value (LTARV), though Loan-to-Value (LTV) also comes into play for certain refinance scenarios.

Here’s how it works:

• LTARV = Total Loan Amount (Initial Advance + Construction Holdback) ÷ After-Repair Value (ARV)

• LTV = Loan Amount ÷ As Is Value

The Initial Advance is based on the lower of your purchase price or the As Is value as determined by the appraisal or in-house valuation.

What credit score is required for a Missouri bridge loan?

The minimum required FICO score is 680. However, we may consider borrowers with scores between 660–679 on an exception basis — especially if you have strong liquidity, solid experience, or compensating factors.

We only evaluate the credit scores of individuals who will personally guarantee the loan. If other members of your LLC or Corporation are not guaranteeing the loan, their scores are not considered.

Is prior experience required to qualify?

Experience is not required — first-time investors are welcome!

That said, the amount of experience you bring to the table will impact the leverage available to you. We use an experience tier system to reward investors who have successfully completed similar rehab projects.

The more completed deals you’ve documented, the higher your potential initial advance and loan-to-value limits.

Does wholesaling count as experience?

No — wholesaling does not count toward your experience score. While wholesaling may help you build deal flow and market understanding, only projects where you took on financial responsibility for rehab and execution count toward your tier level.

Experience credit applies to projects where you were directly involved as the owner, managing rehab and holding risk through completion.

What documents are required for approval?

To make your Missouri bridge loan process as seamless as possible, we’ve clearly outlined the documentation needed for both purchase and refinance transactions.

Your documents will be securely stored in your OfferMarket Loan File, which makes future submissions even easier.

Purchase Transaction Documentation

Refinance Transaction Documentation

Are there special requirements for loans over $1 million?

Yes — for Missouri bridge loans of more than $1 million, we apply enhanced underwriting standards to make sure larger projects are properly supported and positioned for success.

Big projects require solid execution — these extra layers of due diligence help ensure the deal is positioned for a successful outcome.

Glossary of Key Terms

Get Started Today — Your Missouri Bridge Loan Partner

Whether you're flipping homes in Springfield, rehabbing rentals in Columbia, or scaling your Kansas City portfolio, OfferMarket is ready to back your next move with fast, flexible, and reliable funding.

Thousands of real estate investors trust OfferMarket to power their deals with:

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☂️ Insurance rate shopping for smart coverage
🏚️ Access to exclusive off-market properties
💡 Market insights to help you make informed decisions

Ready to get started? Apply today to receive your instant Missouri Bridge Loan quote and see how OfferMarket can help you succeed.

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☂️ Insurance rate shopping
🏚️ Off market properties
💡 Market insights

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