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Investor Loans

Colorful Houses

If you're in the market for an investor property or you're an active hands-on rehab investor, we have a very flexible line of investor loan programs that can help. Approximately fifty percent of investor sales over the past decade have been made with all cash purchases. This lack of leverage negatively affects your overall diversification and can also diminish your investment returns.  Although these two issues may be true, many people simply could not qualify for full documentation loan programs and other program variants were not available. We offer several Investor Loan program options with different documentation types, depending on your needs. They are as follows: Full Doc and the popular No Doc investor financing available up to 85% loan-to-value (LTV), private Portfolio 24-month term acquisition loans for 1-4 family properties, Blanket Loans for income producing Rental Property Portfolios and two versions for Fix & Flip Rehab - one that requires an appraisal and the other, our Private Commercial Hard Money Loan, that does not require an appraisal. Lastly, our newest addition to our investor program category is our Credit Lines for active rehab investors. Investor construction financing available. 

  • No Income-No Employment (NO DOC) up to 85% LTV with no PMI. This is a true Alternative-A loan program variant from the old days.  It is available for Single Family Investor properties and Multi-Unit properties (2-4 units) with some restrictions.  There is No Income stated on the application so there are no actual debt to income qualifying ratio requirements (DTI).  There is also no employment stated on the application or required (No Job required).  This is a property based loan program where traditional individual qualifying criteria, other than credit and credit score, do not apply. This program serves as an excellent means of allowing investors the freedom to purchase properties when the opportunity arises, confidently knowing that a long-term competitive loan program will be available. This program allows for properties owned in LLC's or individually and there is no maximum on the number of financed properties an investor can own.  It also allows Investor Cash-out Options to help the many owners that are currently saddled with too much equity in too few properties so they can diversify and increase their aggregate cash flow.  Use this program to purchase new properties or Cash-out and create some healthy leverage against your portfolio of properties where desired; up to an attractive 85% LTV. Available programs include attractively priced long-term ARMs and 30-year fixed rates with prepay and no prepay penalty options.

    Investor Combo:  Combo your way to success with our simultaneous closing. If you own an investor property free and clear, you have the option to Cash Out on our No Doc Investor program up to 75% Loan-to-Value and simultaneously purchase a new additional investment property as a No Doc Investor also up to 75% Loan-to-Value, with no DSCR restrictions.  You must have a minimum 700 representative credit score to be eligible for our Combo Program.  A key competitive advantage of our Combo Program is that there is no debt-to-income ratio or Debt Service Coverage Ratio required (DSCR) for either property.  Many competitive No Doc Investor programs have very stringent DSCR ratio requirements that require 1 to 1 minimums or higher.  This can often get in the way and cause property selection issues. In addition, with our combo program you will not have to cash out on a property and have your money sit idle.  The simultaneous closing without DSCR restrictions allows you to primarily focus on property selection with maximum flexibility. 

    Available in Alaska, Alabama, Arkansas, Colorado, Connecticut, Delaware, DC, Florida, Georgia, Hawaii, Illinois, Indiana, Kansas, Kentucky, Louisiana, Maine, Maryland, Massachusetts, Mississippi, Missouri, Montana, Nebraska, New Hampshire, New Mexico, North Carolina, Ohio, Oklahoma, Pennsylvania, Rhode Island, South Carolina, Tennessee, Texas, Virginia, Washington, West Virginia, Wisconsin, Wyoming.  

  • Portfolio Term Loans: 24 month term loans for investor property acquisition available for select 1-4 family properties in Virginia and Maryland. Short on reserves, no investor experience, credit score too low for traditional and non-traditional program guides, property Debt Service Coverage Ratio issues (DSCR) etc., maybe you need a property based commercial portfolio term loan.

    • 1-4 unit investor properties up to 70% Loan-to-Value. Beach and seasonal properties acceptable. (condominiums case by case)
    • Minimum loan $150,000; Maximum loan $500,000
    • Business purpose loans. Close in LLC, LP, or corporation.
    • Appraisal required through approved AMC
    • 24 month loans with monthly Interest Only (IO) payments.
    • Credit report on principals as guarantors. No credit requirements other than no active bankruptcies.
    • Loan extensions may be available for a cost upon request approaching expiration for up to one additional year, based on market conditions, for borrowers with satisfactory payment histories.

    Secondary mortgage market guidelines are typically more stringent for investor acquisition loans than they are for refinancing existing loans. Our Portfolio Term Loans seek to fill the void and help investors acquire select properties with attractive cash flow opportunities where they may otherwise be locked out of the acquisition market.

  • Permanent financing is available for rehabbed/improved properties owned less than a year based off the current appraised value and not the property cost basis provided you have owned the property a minimum of three months and it is a rate/term refinance.

  • Full income and asset qualifying investor programs up to 85% LTV. This program has an attractive and peculiar set of qualification parameters that will allow for only one year of Federal tax returns to qualify for income. A maximum of up to twenty financed properties are permitted. This program is very flexible and depending on credit score and overall qualifications may be available with higher Loan to values.

  • Blanket Loans for Rental Property Portfolios: This program offers an efficient means to purchase a group of properties all at once or refinance or receive cash out on a select group of properties in your income producing portfolio. **Available in multiple states. Business purpose loans that close in LLC, LP, or Corp with full recourse and non-recourse options.

    • Up to 80% Loan-to-values are available dependent on property type, Debt Service Coverage Ratio (DSCR minimum 1.15), property type and credit score.
    • 30 year fixed rate commercial financing. Attractive terms.
    • Added flexibility with property values provided the weighted average LTV is maintained at minimum levels.
    • 2-100 properties per blanket loan.
    • Eligible property types:
      • Single family detached, Townhouses, PUD’s
      • Condominiums-Warrantable and Non-Warrantable.
      • Multi-family 2-4 unit properties.
      • 5-20 unit properties.
  • Investor Fix & Flip advantage. This is also an Alternative-A type of loan program. It requires only Stated Income that allows for investors to purchase homes were they see value that can be realized with some work and ingenuity.  This is not a six month or one year loan.  This program offers you a thirty year term thereby allowing you to sell or choose to keep the property for investment.  As a practical example, this program can be utilized to buy a new property or fix up an existing property.  Seasoned funds for any down payment and an estimate of the repairs are verified, but there are no required lender repair escrows or required follow up for the repairs.  When the loan is approved and you close it’s your property and you can handle the repairs with no hassle. This program variant should be viewed as a tool that can be utilized where other standard convention loans options are not available or simply too restrictive or costly for practical use.

  • Private Hard Money. We offer Hard Money in the form of commercial loans exclusively for business and investment purposes, excluding primary residences.  This is a short term loan, 6-12 months with interest only payments that is non-recourse or recourse at your option with attractive terms.  This program is offered up to 75% LTV based on current value.  This is private commercial money available only for experienced investors.  We will consider anything that makes sense and fits within the parameters of this program.  Construction loans available for property additions or full blown new construction projects. See our Hard Money page for more details on this program.

  • Credit Lines for Rehab/Active Investors. Are you in the business or acquiring properties and rehabbing them to sell or keep in a rental portfolio? We have Credit Lines available based on credit and experience determined by the number of units completed over the past three years. The minimum credit line is $500,000 based on minimal to no experience (0-2 units over 3 years). The maximum line available is $10 million (up to 12 plus units over 3 years). Terms are attractive with annual plans and low fees. Please call to research your credit line options and learn about the mechanics of the program to gain the edge in your business. **This program is available in 46 states.

Whether you’re an occasional investor or full-time active investor or rehabber, our selection of investor programs provides you with many options and tools when it comes to residential real estate. You can purchase a new investor property or take cash-out of an existing one with flexible Full Doc or No Doc Investor program options. Alternatively, you can buy a property that doesn’t qualify for traditional financing due to the need for repairs and our Fix & Flip investor loan will provide you the flexibility to purchase the property and fix it to sell or keep. Our Private Hard Money program can provide you with quick financing options for buying properties at auction or simply for a short-term loan. Lastly, our Credit Lines available for active rehab investors could very well be the missing key to separating you from the pack and giving you the advantage over your competition. Our investor loans are tools that can help you meet your goals. Call us today to discuss your scenario and let us help you reach your goals with the right investor financing. Located in Fairfax County, we are your Local Mortgage Professional in Virginia, Maryland, Florida & Pennsylvania. State restrictions apply by program.

** Credit Lines, Blanket Loans and Fix & Flip available in: AK, AL, AR, AZ, CA, CO, CT, DE, FL, GA, HI, IA, ID, IL, IN, KS, KY, LA, MA, MD, ME, MI, MN, MO, MS, MT, NC, NE, NH, NJ, NM, NV, NY, OH, OK, OR, PA, RI, SC, TN, TX, VA, WA, WI, WV, WY


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