Bridge Loan Oklahoma
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Last Updated: April 30, 2025
At OfferMarket, we’re committed to empowering your real estate success right here in the Sooner State. Our purpose is clear: to help Oklahoma investors like you expand your portfolio, unlock returns, and navigate the investment landscape with clarity and control.
With our all-in-one real estate platform, you gain access to:
💰 Flexible private funding tailored to your needs
☂️ Investor-specific insurance quote comparisons
🏚️ Handpicked, off-market Oklahoma properties you won’t find elsewhere
Our Oklahoma Bridge Loan program is built for speed, dependability, and affordability—giving you the confidence to acquire, renovate, and scale your residential investment projects across Oklahoma, from Oklahoma City to Tulsa and beyond.
Whether you're flipping for short-term gains or building long-term cash flow with a BRRRR (Buy, Rehab, Rent, Refinance, Repeat) strategy, OfferMarket is your trusted partner throughout the journey.
What Is an Oklahoma Bridge Loan?
An Oklahoma bridge loan is a short-term financing option designed specifically for real estate investors who need fast capital to “bridge” the gap until they can exit the deal or transition to longer-term financing.
Common Use Cases for Oklahoma Bridge Loans
Real estate investors across Oklahoma turn to bridge loans for a variety of strategic moves, such as:
- Purchase and rehab of undervalued properties: Get the funding needed to acquire and renovate without draining your own reserves.
- Refinance and renovate: Bought a fixer-upper with cash? Use a bridge loan to reclaim your liquidity and fund improvements.
- Pay off an existing lender and finish the work: If your initial loan’s due but the rehab isn’t done, a bridge loan steps in to carry you through.
- Acquire without rehabbing: Buy undervalued Oklahoma properties with no renovation plans and sell them as-is for a profit.
- Refinance a cash acquisition (no rehab): Free up equity from a cash deal—even without construction needs.
- Refinance post-rehab: If you’ve completed renovations but need time to sell or refi, a bridge loan offers breathing room.
In Oklahoma’s investment world, “bridge loan,” “hard money loan,” and “fix-and-flip loan” are often used interchangeably. These terms all point to the same goal: rapid, project-driven capital for savvy investors.
How Our Oklahoma Bridge Loan Works
Every OfferMarket Oklahoma bridge loan consists of two core components:
Initial Advance: This is the chunk of the loan that covers your purchase price—it’s wired directly to the title company at closing.
Construction Holdback: This is reserved for your renovation budget and released through draw requests as work progresses.
The magic is in the flexibility. You can use both the purchase and rehab funds, or just one—it all depends on what your deal calls for.
Many Oklahoma investors prefer a blend of the two to get maximum leverage while preserving cash. But if you’re self-funding renovations or skipping them entirely, that works too. Our loan adjusts to your investment strategy, not the other way around.
When it comes to investing in Oklahoma real estate, adaptability is everything. Our bridge loan program supports your preferred exit—even if it evolves mid-project.
- Sell for Profit (Fix and Flip)
If your plan is to renovate and sell at a markup, our loan terms help you stay nimble and profitable—without being boxed into rigid financing.
- Rent and Refinance (BRRRR Method)
For those focused on long-term wealth building, our bridge loan makes acquiring and rehabbing easier—followed by a DSCR (Debt Service Coverage Ratio) refinance to keep your cash flowing.
Oklahoma Bridge Loan Program Guidelines
| Criteria | Guideline |
|---|---|
| Loan amount (minimum) | $25,000 |
| Loan amount (maximum) | $2,000,000 |
| ARV (minimum) | $100,000 |
| Experience | Not required |
| Credit score (minimum) | 680 |
| Borrowing entity | LLC or Corporation |
| Initial advance | Up to 90% |
| Construction holdback | Up to 100% |
| LTARV (maximum) | 75% |
| Interest rate | Get instant quote |
| Origination fee | 1.5 to 2 points |
| Term | 12 to 24 months |
| Points out | None |
| Prepayment penalty | None |
| Structure | Interest-only with balloon payment |
| Recourse | Full recourse (51% of entity must guarantee) |
| Exit strategy: Sale | Minimum 30% ROI |
| Exit strategy: Refinance | Minimum 1.1 DSCR after repairs |
| Valuation | Appraisal or In-house valuation |
| SqFt (minimum) | Single family: 700+ 2-4 unit: 500+ per unit Condo: 500+ |
| Acreage (maximum) | 5 acres |
| Interest accrual | Under $100K: Full boat $100K+: As disbursed |
| Advanced draws | Lender discretion |
| Down payment (minimum) | $10,000 |
Project Eligibility
At OfferMarket, we’re deeply committed to helping Oklahoma real estate investors build wealth the smart way—by taking calculated risks, not reckless ones.
Our lending track record reflects that dedication: fewer than 0.5% of our bridge loans have ever gone into foreclosure.
We are proud to maintain one of the lowest default rates in the private lending world because your success is our success.
However, experience shows that newer investors who dive into heavy or extensive rehab projects often face the steepest risks.
Big-budget renovations are more vulnerable to delays, budget blowouts, and market shifts—challenges that can strain even seasoned investors with deep pockets.
This risk is magnified during periods of economic uncertainty, when materials, labor, and valuations fluctuate unpredictably.
Our role as your bridge lender in Oklahoma is more than just providing funds.
We act as your deal advisor, risk manager, and financing partner—guiding you toward choices that protect your investment, your liquidity, and your future growth.
Setting clear, realistic expectations from the beginning helps ensure your real estate career grows safely and sustainably.
That's why we have a structured rehab scope classification system and experience-based eligibility rules.
Up next, you’ll learn exactly how we structure your initial advance based on your experience level and project profile.
Initial Advance
Your initial advance—the upfront funding for your Oklahoma property purchase—is customized based on two key factors:
Your personal and entity-specific background
The unique profile of the deal you’re pursuing
We review:
The number of investment properties you’ve owned in the past 24 months
How many similar rehab projects you’ve completed in the past 5 years
Your credit standing (minimum 680; 720+ preferred for best terms)
Special considerations for licensed professionals (Realtors, General Contractors, Engineers)
If the contract purchase price is higher than the property's As Is appraised value, your initial advance will be based on the lower As Is value, not the contract.
Your exit strategy matters too:
Flip exit: We require a minimum projected gross margin of 30% and a projected profit of at least $15,000.
Rent and refinance (BRRRR) exit: We require a post-repair DSCR of at least 1.1 to support the loan.
Use our Fix and Flip Calculator and DSCR Calculator tools to stress-test your project outcomes before moving forward.
Lastly, for rural Oklahoma properties, the maximum initial advance will be reduced, and we’ll require a minimum experience level of Tier 3 (3+ completed projects).
Experience-Based Tiers
We tailor your financing terms based on your real-world real estate experience. Here's how our Oklahoma bridge loan program defines experience levels:
| 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 or more completed projects |
Initial Advance by Tier
Depending on your experience tier, you’ll qualify for the following initial advance percentages toward your Oklahoma property purchase:
| Tier | Initial Advance (% of Purchase Price) |
|---|---|
| 1 | 80%* |
| 2 | 85% |
| 3 | 85% |
| 4 | 90% |
| 5 | 90% |
* Borrowers in Tier 1 may be eligible for 85% initial advance if they demonstrate exceptional credit quality and strong liquidity.
Adjustments to Initial Advance
Certain deal-specific factors can impact your initial advance either positively or negatively.
Here’s how adjustments work in the Oklahoma Bridge Loan Program:
| Scenario | Adjustment |
|---|---|
| Credit score under 720 | -5% |
| Full gut rehab project | -5% |
| Investing in a new market (first project in area) | -5% |
| Licensed Realtor | Up to +5% |
| Licensed General Contractor | Up to +10% |
| Licensed Professional Engineer | Up to +10% |
| Rural property location | -20% (requires Tier 3 experience or higher) |
Rehab Scope Classification
| 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 cases where the budget exceeds the price (aka “lopsided deals”) |
Note: A “lopsided deal” refers to scenarios where the rehab cost is greater than the property’s As Is value or purchase price. These are subject to LTFC (Loan-To-Full-Cost) restrictions.
Rehab Scope Eligibility
Your ability to take on various types of rehab projects is directly tied to your experience level. This helps Oklahoma investors manage risk by matching project complexity to proven capabilities.
| 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 for Oklahoma investors: If you’re new to the game, focus on light and moderate rehabs. These projects are faster, smoother, and easier to manage, giving you a quicker learning curve and faster access to profits.
LTARV Limits
Loan-To-After-Repair Value (LTARV) limits are set according to your experience level and rehab type to ensure financing aligns with your ability to execute.
| 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 Extensive rehab projects in Oklahoma, we apply Loan-To-Full-Cost (LTFC) ratios to make sure you’re contributing your fair share of the total budget—keeping leverage safe and responsible.
| 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% |
Example: No Experience
| 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 |
Refinance Using As Is Value Instead of Cost Basis for Initial Advance
While we usually base your initial advance on your cost basis (purchase price + rehab to date), some Oklahoma refinance scenarios qualify for leverage based on a higher As Is value.
We’ll consider it if:
The property is habitable (condition C4 or better)
It’s been owned for at least 3 years
The payoff lender isn’t a bridge/construction lender
Minimum credit score is 680
You’re at Tier 3 or higher (3+ similar projects)
Comps support the As Is valuation
The context is strong (e.g., was a rental, now vacant and ready for resale or rehab)
Transactions Involving Wholesalers, Price Run-Ups
In Oklahoma, working with wholesalers or paying assignment fees is common—and OfferMarket supports these structures when they’re documented and within reason.
We’ll include assignment markups in your cost basis—up to 20% above the A-B price.
Example:
| 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 markup exceeds 20%, the extra must be paid out of pocket.
Construction Holdback
Your construction holdback is the designated portion of your bridge loan set aside for renovations. It’s disbursed to you in stages as you complete your rehab work on the Oklahoma property.
Prefer to self-fund the rehab? You can choose not to use a holdback at all—perfect for projects that are cosmetic or turnkey.
For loans above $100,000, interest accrues only on the funds you’ve drawn—a major advantage we call “As Disbursed” interest. For loans under $100K, 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 |
💡 Oklahoma Pro Tip: Our draw system is fast, flexible, and mobile-friendly—allowing you to request funding for completed work without unnecessary delays.
Appraisal and In-House Valuation
Every Oklahoma Bridge Loan must include a valuation. Depending on your experience and credit, this can be completed through a full third-party appraisal or OfferMarket’s in-house valuation process.
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 area) | Not eligible |
| LTARV | 70% maximum |
OfferMarket may still require a full appraisal even if you qualify for an in-house valuation.
Exterior Appraisal Guidelines
Exterior-only appraisals are allowed for certain Oklahoma transactions such as:
REO sales
Foreclosure auctions
Sheriff’s sales
Online auctions
Bankruptcy sales
The appraisal must be dated within 120 days of your closing. If it’s between 120–179 days old, a recertification is needed.
Interior Appraisal Guidelines
For all other deals, a full interior appraisal will be required. Here’s what’s needed based on property type:
| Property Type | Appraisal Forms Required |
|---|---|
| Single Family | 1004 + 1007 ARV with As Is value (non-gridded) |
| 2–4 Unit Multifamily | 1025 + 216 ARV with As Is value (non-gridded) |
| Condominium | 1073 + 1007 ARV with As Is value (non-gridded) |
OfferMarket will order the appraisal through a licensed AMC, and you (the borrower) are responsible for payment. We pause loan processing until that invoice is paid.
Appraisal Transfer
Already have an appraisal in hand? You may be able to use it—if the following apply:
Ordered through an approved AMC
Completed within 180 days
If 120–179 days old, must be recertified
You provide:
A signed transfer letter that meets AIR (Appraiser Independence Requirements)
PDF and XML files of the appraisal
Proof of payment (invoice receipt)
Scenario: Stabilized Bridge Loan
For Oklahoma properties that are already in good condition and don’t require renovations, we offer a Stabilized Bridge Loan—giving you short-term financing without a rehab component.
This program works best for rent-ready or market-ready properties where you just need time and capital to exit or refinance.
| Criteria | Guideline |
|---|---|
| LTV (Maximum) | Tier 1: 70% Tier 2: 70% Tier 3+: 75% |
| LTFC (Maximum) | Tier 1: 80% Tier 2: 80% Tier 3+: 90% |
| Appraisal Condition Rating | C1, C2, C3, or C4 (must be habitable and stable) |
| Loan Term (Maximum) | 12 months |
Note: This option is ideal when your Oklahoma property is already cash-flowing, tenant-ready, or immediately marketable but you need temporary financing to facilitate the next phase of your plan.
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 single-family, 2–4 unit multifamily, condos, townhomes, and PUDs |
| Minimum Property Size | Single-family: 700+ SQFT 2–4 unit and condos: 500+ SQFT per unit |
| Maximum Acreage | 5 acres |
| Loan to Cost (LTC) | Up to 90% of purchase, 100% of rehab |
| Loan to ARV (LTARV) | Up to 75% |
| Minimum Down Payment | $10,000 for purchases under $100K |
| Loan Term | Standard 12 months (18–24 months available for select projects) |
| Extensions | Up to 50% of original term |
| Points (Origination Fee) | 1.5 to 2 points ($2,000 minimum) |
| Prepayment Penalty | None |
| Occupancy | Non-owner occupied; business purpose only |
| Transaction Types | Arm's-length purchase, refinance |
| Geographic Coverage | Most U.S. states, including Oklahoma |
| Amortization Structure | Interest-only with balloon payment |
| Interest Accrual Method | Under $100K: Full Boat; Over $100K: As Disbursed |
Extensions
Our Oklahoma bridge loans are intended for short-term financing—usually 12 to 24 months—but sometimes projects need extra breathing room. If so, extensions are available.
| 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 (first request) | 1% of loan amount |
| 3 months (second request) | 1.5% of loan amount |
| 6 months (first request) | 2.5% of loan amount |
Fees are rolled into your payoff balance when you extend.
Extension Prerequisites
Before granting an extension, OfferMarket requires:
Active builder’s risk insurance covering the full extension term
Fulfillment of any other conditions specified during underwriting
Ineligible Property Types
Not every property fits our Oklahoma bridge loan program. Ineligible types include:
Mixed-use properties
5+ unit multifamily buildings
Condotels (condo-hotels)
Co-ops
Mobile or manufactured homes
Commercial buildings (retail, office, industrial)
Cabins or log homes
Properties tied to oil, gas, or mineral leases
Active farms, ranches, orchards
Vacation or seasonal rentals
Ultra-high-end, luxury, or unique properties
Properties with only dirt road access
Exception Scenarios
We sometimes review edge cases on a one-off basis. Approval isn't guaranteed—it’s at OfferMarket’s discretion.
| Scenario | Consideration |
|---|---|
| Credit scores 660–679 | Possible with compensating factors |
| Leasehold interest | Reviewed individually |
| Small single-family (500–699 SQFT) | Case-by-case |
| 2–4 units with one unit <500 SQFT | Case-by-case |
| Initial advance based on As Is value higher than cost | Eligible if guidelines met |
| Non-arm’s-length deals | Must be fully disclosed |
| Financed interest payments | Available if qualified |
Borrower and Guarantor Requirements
For Oklahoma real estate investors, our bridge loans are strictly for business purposes. Here’s who qualifies:
| Item | Requirement |
|---|---|
| Borrowing Entities | LLC or Corporation only (nonprofits excluded) |
| Eligible Borrowers | U.S. Citizens, Permanent Residents, qualified Foreign Nationals |
| Foreign Nationals | Valid U.S. visa and FICO score required if guaranteeing loan |
| Credit Requirements | Minimum FICO 680 (660–679 case-by-case) |
| Credit Report | Tri-merge credit report within 120 days |
| Liquidity Requirements | Cash to close + 25% of rehab budget among guarantors |
| Eligible Liquid Assets | Bank, brokerage, and retirement accounts (50% haircut for retirement accounts) |
| Verification of Liquidity | 2 most recent statements; LOE for large deposits |
| Guaranty Structure | 51% of borrowing entity must guarantee (purchase deals); 100% for cash-out refis |
| Recourse | Full recourse required |
| Guarantor Net Worth | 50% of loan amount minimum |
Liquidity Verification
We require proof that the guarantors tied to your Oklahoma project have sufficient liquidity. This ensures you're financially ready to complete the investment without surprises.
Eligible assets include:
Personal bank accounts
Business bank accounts tied to borrowing entity
Business accounts (requires operating agreement verification)
Personal and business brokerage accounts
Retirement accounts (valued at 50% of balance)
No need to move funds between accounts—verification is based on your submitted statements.
A business bank account is not mandatory, but highly recommended for clean, efficient accounting.
Credit and Background Items
Underwriting for our Oklahoma Bridge Loan Program involves careful review of your credit profile and any background items.
| Scenario | Requirement |
|---|---|
| Middle credit score | Used when 3 scores available; otherwise lowest |
| No mortgage tradelines | Require 6 months of interest reserves |
| Fewer than 5 credit tradelines | Require 6 months of interest reserves |
| Bankruptcy on record | Discharged at least 4 years ago |
| Foreclosure on record | Completed at least 4 years ago |
| Bankruptcy/foreclosure 4–7 years old | Require 3 months of interest reserves |
| Late mortgage payments | LOE required |
| Past due balances | Must be cleared prior to closing |
| Involuntary liens/judgments | Must be cleared before funding |
| Pending civil lawsuits | LOE required, subject to review |
| Pending criminal lawsuits | Ineligible for funding |
| Financial crimes on background | Ineligible |
| Serious/repeat criminal offenses | LOE required, subject to review |
Interest Reserves
Depending on your credit profile, you may need to pre-fund a portion of the interest payments.
| Guarantor FICO Score / Scenario | Interest Reserve Requirement |
|---|---|
| Lender discretion | 0 months |
| 700+ FICO | 1 month |
| 660–699 FICO | 3 months |
| 660–699 FICO plus other concerns | 6 months |
Financed Interest Payments
To help Oklahoma investors preserve liquidity, we offer financed interest payments to qualified borrowers. This allows you to roll unpaid interest into the final payoff instead of making monthly payments.
Example:
| Item | Amount |
|---|---|
| Loan Amount | $100,000 |
| Interest Rate | 12% annually |
| Loan Duration | 9 months |
| Accrued Interest | $9,000 |
| Payoff Balance | $109,000 |
Property Sourcing Guidelines
At OfferMarket, our commitment is to help Oklahoma real estate investors succeed by ensuring that every loan is backed by a strong, well-vetted property.
If you’re purchasing in a new market (your first project in a specific Oklahoma city or town), we require either:
A signed General Contractor (GC) agreement, or
A Letter of Explanation (LOE) detailing why you don't need a GC.
Additional documentation is required for:
Wholesale transactions
Prior sale price markups
Non-arm’s-length transactions
Condo conversions or projects with heavy renovations (may require plans, engineering letters, permits)
Required Documents to Process Your Oklahoma Bridge Loan:
Fully executed purchase contract
Final settlement statement(s)
Payoff letters (for refinances)
Track record (investment experience history)
Entity documents (LLC or Corporation)
Any additional documentation requested by underwriting
Bridge Loan Insurance Guidelines
Protecting your Oklahoma investment property is as critical as securing your financing. We require every funded project to maintain a Builder’s Risk Insurance or Fix and Flip Insurance policy—tailored specifically for construction and vacant property risks.
Coverages and Limits
| Coverage Type | Limit | Required |
|---|---|---|
| Dwelling | Replacement Cost or Loan Amount | Yes |
| Liability | $1M per occurrence / $2M aggregate | Yes |
| Builders Risk | Included | Yes |
| Flood | Greater of $250K or loan balance | Required only in FEMA flood zones |
Coverage Details
| Item | Requirement |
|---|---|
| AM Best Rating | A- VIII or greater |
| Policy Type | Special Form |
| Deductible | $1,000–$5,000 |
| Lender’s Designation | OfferMarket listed as Mortgagee and Additional Insured |
| Exclusions | No exclusions for wind, hail, or named storms |
| Cancellation Notice | 30-day advance notice required |
💡 Oklahoma Tip: Install smoke detectors, locks, and security cameras immediately after taking ownership. It protects your asset—and ensures insurance compliance.
Frequently Asked Questions
Where does OfferMarket provide bridge loan funding?
OfferMarket proudly funds real estate investments across much of the United States—including right here in Oklahoma!
In certain licensed states, we operate as a rate-shopping platform, connecting you to trusted partners.
We offer direct lending services in states like:
Oklahoma
Texas
Florida
Maryland
Georgia
Indiana
And many others
* In some states (e.g., Arizona, Nevada, Minnesota), OfferMarket refers loans to licensed local lenders.
Can I have multiple bridge loans at the same time?
Yes! Many Oklahoma investors juggle several bridge loans to keep multiple projects rolling.
We monitor overall liquidity, timelines, and project volume to ensure you grow safely without overextending.
Are bridge loans considered commercial loans?
They are. All OfferMarket bridge loans are classified as commercial, business-purpose loans made to your LLC or Corporation, not to you personally.
What is the minimum loan amount?
| Minimum Loan Amount | $25,000 |
We finance smaller projects as well as larger ones, offering flexibility to Oklahoma investors at every stage.
What types of properties qualify?
OfferMarket funds non-owner occupied residential properties, including:
Single-family homes
Townhomes
2–4 unit multifamily properties
Warrantable condominiums
Planned Unit Developments (PUDs)
Ineligible properties include:
Mixed-use
Large multifamily (5+ units)
Retail, office, industrial
Vacation or resort rentals
How is Loan-To-Value (LTV) calculated?
In our Oklahoma bridge loan program, LTV (Loan-To-Value) typically refers to Loan-To-After-Repair Value (LTARV).
We calculate it as:
Initial Advance is based on the lower of:
Purchase price, or
As Is appraised value.
LTARV = (Initial Advance + Construction Holdback) ÷ After Repair Value (ARV)
This calculation ensures your total loan amount remains proportional to the improved, post-renovation value of your Oklahoma investment property.
What are the credit score requirements?
| Credit Criteria | Details |
|---|---|
| Minimum Credit Score | 680 |
| Exception Review Range | 660–679 (case-by-case approval) |
| Evaluated Parties | All personal guarantors tied to the borrowing entity |
If you’re applying with multiple members in your LLC or Corporation, everyone’s credit profile is reviewed individually.
Do I need prior experience to qualify?
| Experience Requirement | Details |
|---|---|
| Required Experience | Not mandatory |
| Benefit of Experience | Better leverage terms available |
| Experience Evaluation | Based on completed, verifiable rehab projects |
First-time Oklahoma investors are very welcome! We’ll structure a loan to help you succeed, even without a prior flipping or BRRRR history.
Does wholesaling experience count?
While wholesaling is valuable real estate exposure, it doesn’t directly count toward project experience for bridge loan eligibility.
We define "experience" as personally owning and managing renovation projects—not assigning contracts.
What documentation is required?
Our streamlined Loan File system ensures you can securely store documents and speed up future approvals.
Purchase Transaction Documentation
| Loan File Section | Requirement |
|---|---|
| Purchase Contract | Fully signed by buyer and seller |
| Credit Report | Tri-merge, soft pull |
| Background Report | For each guarantor |
| Track Record | Investment history for each member |
| ID Verification | Government-issued ID |
| Borrowing Entity Documents | Articles of Organization, Operating Agreement, Certificate of Good Standing, W-9 |
| Scope of Work | Detailed rehab budget to estimate ARV |
| Appraisal Report | Ordered via OfferMarket's AMC partner |
| Bank Statements | Two (2) most recent statements per guarantor |
| Letter of Explanation (if applicable) | For large deposits, late payments, background items |
Refinance Transaction Documentation
| Loan File Section | Requirement |
|---|---|
| Settlement Statement | Fully executed |
| Credit Report | Tri-merge, soft pull |
| Background Report | For each guarantor |
| Track Record | Verified past projects |
| ID Verification | Valid government-issued ID |
| Borrowing Entity Documents | Same as for purchase |
| Sunk Costs | Detailed list of prior expenditures |
| Scope of Work | Full renovation plan |
| Appraisal Report | Ordered via OfferMarket |
| Bank Statements | Two (2) recent statements per guarantor |
| Letter of Explanation (if needed) | As required by underwriting |
Are there special requirements for bridge loans over $1 million?
| Criteria | Requirement |
|---|---|
| Experience | Tier 3 minimum (3+ completed projects) |
| Market Liquidity | At least 3 comparable sales within 2 miles, closed within last 6 months |
| Credit Score | Minimum 680 with 5+ active tradelines |
| Rural Designation | Properties in CFPB, USDA, or appraiser-designated rural areas not eligible |
| Track Record | Verifiable experience required for each guarantor |
We prioritize safety and viability for larger Oklahoma investment projects.
Glossary of Key Terms
| Term | Definition |
|---|---|
| ADU | Accessory Dwelling Unit — a secondary living space on the same lot as a primary single-family residence. |
| Arms-length | A transaction between unrelated parties ensuring fair market value and no conflict of interest. |
| Non-Arms-length | A transaction where the buyer and seller have a pre-existing relationship. |
| Initial Advance | The portion of your bridge loan wired at closing to fund the property purchase. |
| Construction Holdback | Funds reserved for renovations, released through draws as work progresses. |
| Interest Reserves | Funds collected upfront (when applicable) to cover future interest payments. |
| LOE (Letter of Explanation) | A written clarification requested during underwriting to explain credit events, deposits, or legal matters. |
| LTC (Loan-To-Cost) | Ratio of your loan amount compared to the total project cost (purchase + rehab). |
| LTFC (Loan-To-Full-Cost) | Ratio of the loan amount to the combined purchase price and rehab budget — used to assess leverage on extensive rehabs. |
| LTV (Loan-To-Value) | Ratio of the loan amount to the property’s current appraised As Is value. |
| LTARV (Loan-To-After-Repair Value) | Ratio of the total loan (initial advance + rehab holdback) to the property's projected after-repair value. |
| As Disbursed Interest | Interest charged only on funds that have actually been drawn/disbursed. |
| Full Boat Interest | Interest accrues on the entire committed loan amount, whether drawn or not. |
| Lopsided Deal | When the rehab budget exceeds the property’s As Is value or purchase price. Special leverage rules apply. |
| GC Agreement | A formal contract with a licensed General Contractor outlining the renovation scope, budget, and timeline. |
| DSCR (Debt Service Coverage Ratio) | A key metric for rental property investments; Rent ÷ PITIA (Principal, Interest, Taxes, Insurance, HOA Fees). |
Get Your Instant Bridge Loan Quote
At OfferMarket Capital LLC, we proudly serve real estate investors throughout Oklahoma and across the United States.
Our specialty is simple: we provide bridge loans and DSCR loans for 1–4 unit residential investment properties—designed to help you grow your real estate portfolio, maximize returns, and build lasting wealth.
We’re here to make financing fast, simple, and reliable—so you can focus on what matters most: finding deals, executing projects, and building your Oklahoma real estate empire.
Thousands of investors trust OfferMarket every month. With your free membership, you'll unlock:
💰 Flexible private lending solutions
☂️ Insurance rate shopping to protect your investments
🏚️ Access to exclusive off-market properties
💡 Market insights and smart investment strategies
Get started today and let OfferMarket power your next investment success in Oklahoma!
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
