Frequently Asked Questions

I sit between you and a network of lenders. My job is to understand your deal, match it to lenders whose lending boxes actually fit, and manage the process from first call to closing. You don't have to shop lenders one-by-one — I do that for you.

I'm compensated by the lender at closing as a broker fee — similar to how a mortgage broker works on the residential side. This is disclosed upfront and included in your loan estimate. In most cases there's no separate out-of-pocket cost to you for my services.

Direct lenders have one lending box. If your deal doesn't fit, they say no. I have access to dozens of lenders with different appetites — different property types, loan sizes, credit requirements, and rehab scopes. The right lender for your deal is rarely the first one you call.

Our primary markets are Georgia, Florida, Texas, North Carolina, South Carolina, Tennessee, Alabama, and Virginia — with additional coverage depending on the loan type. Some lenders in our network have a broader footprint. If you're outside these states, reach out — it's worth a conversation.

Most investment lenders underwrite the deal, not just the borrower. Your exit strategy, after-repair value (ARV), and scope of work matter more than your FICO score. That said, credit does factor in — different lenders have different minimums, typically 620–660+.

Hard money and bridge loans can close in as little as 3–10 business days for experienced borrowers with complete files. Most rehab and bridge closings happen in 2–4 weeks. Construction and commercial loans take longer due to permitting, appraisals, and lender timelines.

A rehab loan funds both purchase and renovation — it's structured with draw schedules tied to completed work. A bridge loan is a short-term loan to "bridge" a gap — often used when you need to close fast, move equity from one property to another, or hold a property while you line up permanent financing.

An EMD loan is short-term funding (usually 1–5 days) used to put a property under contract without using your own cash. It's a transactional tool common in wholesaling and double-close deals. The loan is repaid when you assign the contract or close the transaction.

Yes — in fact, most investment lenders prefer it. Borrowing in an LLC keeps your personal and business activity separate and is standard in the industry. Some lenders require it. I can point you toward the right entity structure for your situation.