Investor loans · nationwide where available
Investor loans
Investor loans for rentals, flips, bridge deals and new construction
DSCR rental loans, fix and flip, bridge and ground-up construction for investors across the U.S. Tell us about the deal and get a straight answer on whether it fits.
Call or text (615) 949-4780 · Answered 24/7 for booking
Booked calls are with a member of the Iron Hill team. Home loans are handled by a licensed loan officer.
- Rentals qualified on the property's rent, on many programs
- Short-term financing for flips and bridge deals
- Ground-up construction with draws
Business-purpose loans for investment property only. Not for personal, family or household use. Subject to approval. Equal Housing Opportunity.
Start a deal
Business-purpose loans only. No SSN or income needed here.
Four ways to finance the deal
Pick the strategy that matches your plan for the property. Not sure yet? Start with the deal and we'll suggest one.
DSCR rental loans
Buy or refinance a rental. Many programs qualify the loan on the property's rent instead of your personal income.
Learn moreFix and flip
Short-term financing to buy, renovate and sell, with rehab funds released in draws.
Learn moreBridge loans
Short-term financing for a purchase or refinance, then refinance or sell when the property is ready.
Learn moreGround-up construction
Spec homes, build-to-rent and infill projects, funded in draws as the build moves forward.
Learn moreProperty types we finance
Non-owner-occupied investment property. Program availability depends on the property, the state and the deal.
- Single-familyDetached homes and townhomes held as rentals or flips
- 2 to 4 unitsDuplexes, triplexes and fourplexes
- Small multifamilyFive units and up, on select programs
- CondosWarrantable and some non-warrantable
- Short-term rentalsWhere local rules allow them
- Mixed-useResidential units over retail or office, on select programs
- Lots and landFor ground-up construction projects
- PortfoliosSeveral rentals under one loan, on select programs
How an investor loan works with us
Six steps from first look to funding. You'll know what comes next at each one.
Share the deal
Tell us the property type, your strategy and your timeline. Use the form, text us or book a call.
No SSN or income needed here.
Fit check
We review the property, the location, your experience and your exit plan, and tell you early if the deal isn't a fit or the program isn't available in that state.
Usually a short call.
Options in writing
You get the program options for your deal in writing, so you can compare them before you commit to anything.
Options aren't final until underwriting approves the loan.
Application and documents
You apply, authorize a credit check, and send the documents for your deal: entity papers, the contract, and the budget or rent details.
We send one clear checklist.
Valuation and underwriting
The lender orders the appraisal or valuation, reviews title and insurance, and, for rehab or construction, reviews the budget and scope.
We keep you updated at each milestone.
Closing and funding
You close with a title company, in your name or your entity's. For rehab and construction, funds are released in draws as work is completed.
Then we can talk about your next deal.
What to have ready
You don't need all of this to start. It's what most deals end up needing.
About you
- Entity documents if you're buying in an LLC: articles, operating agreement and EIN
- A government-issued photo ID
- Proof of funds for closing costs and reserves
- Your track record: a simple list of past deals, if you have one
About the property
- The address, or the market you're shopping in
- The purchase contract, or your current mortgage statement for a refinance
- Leases or a rent estimate for rentals
- Insurance contact for the property
About the plan
- Your strategy: hold, flip, bridge or build
- Scope of work and budget for any rehab
- Plans, specs and builder details for construction
- Your exit: sale, refinance or long-term hold
Common questions
Do you lend in every state?
Investor loans are available in many states, but not all. Rules for business-purpose lending differ from state to state, and some programs or property types aren't available everywhere. Tell us where the property is and we'll confirm early.
Can I use these loans for a home I'll live in?
No. These are business-purpose loans for non-owner-occupied investment property. For a home you'll live in, see our home loan options, offered where we're licensed.
Can I close in an LLC?
Most investor programs allow closing in an LLC or other entity. Have your entity documents ready. Many programs also require a personal guarantee.
Do I need to be an experienced investor?
Not always. Some programs work with newer investors. Experience can affect which programs fit and what the lender asks for, so tell us about your background.
When is my credit reviewed?
When you apply, with your authorization. Before that, you can share the deal and get a first read on whether it fits.
Keep exploring
DSCR calculator
Check how a rental's rent covers its costs.
Learn more: DSCR calculatorFor agents and builders
Bring us your investor clients and projects.
Learn more: For agents and buildersMarkets we serve
Local pages with housing data and the loans that fit each market.
Have a deal in front of you?
Send us the property, your strategy and your timeline. We'll tell you whether it fits and what we'd need to move forward.
Call or text (615) 949-4780 · Answered 24/7 for booking
Booked calls are with a member of the Iron Hill team. Home loans are handled by a licensed loan officer.