That depends on the deal, not on you. We advance up to 100% of your purchase cost and up to 90% of as-is value, with the whole loan capped at 65% of the after-repair value. Buy right and your out-of-pocket can be small. Buy thin and you cover the gap. Run your numbers through the calculator on our loan programs page and you'll see your estimate before you ever get on the phone. Plan on a prepaid one-year insurance policy and standard closing costs on top, and note that we lend in first position only.

In many cases we issue a loan decision within 24 hours of receiving the deal. Underwriting and decision-making happen in-house, so there's no committee and no handoffs. What sets your closing timeline is how fast we get a complete file: fully executed purchase agreement, interior and exterior photos, photos of the roof and the mechanical, plumbing, and electrical systems, your full scope of work and budget, entity formation documents, driver's licenses for all principals, and your title company contact. Investors who send the whole package at once close first.

You pick the structure that fits the project. Lower cash at closing: 18% interest only with zero origination points. Lower monthly carry: 11% interest only with 4 points due at closing. Both programs carry identical leverage, so this is purely a question of whether you'd rather protect cash on day one or protect cash flow over six months. Both run a 6-month interest-only term with a $750 front-end admin fee at closing, a $750 back-end admin fee at payoff, and a $250 draw fee covering your first five draws. Payments auto-draft by ACH on the 5th of each month. No prepayment penalty once the loan has earned one month of interest, so a fast flip stays cheap.

Rehab is funded up to 100% of your approved budget and released as work gets completed. Your $250 draw fee at closing covers up to five draws. After that it's $100 per draw, and $100 if you need one expedited same-day. Your scope of work drives the entire schedule, so build it carefully up front and include the additions and value-add items. A vague budget is the single most common reason a file slows down.

We're built for experienced investors and that's who most of our borrowers are, but experience isn't a hard requirement. What we underwrite is the deal: a residential 1 to 4 unit property in Arkansas or Missouri, under contract, that works at 65% LTARV, with a credible scope and a clear exit. The most common disqualifier isn't a short track record, it's a foreclosure in the last three years. All principals of the borrowing entity personally guarantee the loan.

You extend, and you do it before maturity. A three-month extension is $900 and a six-month extension is $1,500, approved in writing. If the loan hits maturity unpaid without an approved extension, the remaining balance automatically accrues at 18% per year until it's paid off. We'd much rather talk about your exit at month four than month six, so we'll be asking.