Lending
Loans built for how investors buy.
Business-purpose financing for non-owner-occupied 1 to 4 unit properties: purchase, rehab, build, hold and refinance. Larger and more complex loans go through Capital Advisory.
Fix & Flip and BRRR
Buy, renovate and sell, or renovate, rent and refinance. Rehab money is held back and paid out in draws as the work gets done.
- Up to 90% of purchase and 100% of rehab
- Up to 75% of after-repair value
- Loans from $50,000
- 12-month term, interest-only (18 to 24 months on expansions, additions, conversions and ADUs)
- First-time investors considered on lighter projects with strong numbers, or with an experienced contractor
- Close in as little as 7 days
Bring: purchase agreement (and assignment if a wholesaler is involved), scope of work, entity documents and your track record.
DSCR rental loans
Long-term loans sized on the property's rent compared to the full payment. No tax returns, no W-2s.
- Up to 80% on purchase and rate-and-term, 75% on cash-out
- Loans from $75,000 to $2 million
- 30-year terms with prepayment options, including none
- DSCR from 1.05 (rent ÷ principal, interest, taxes, insurance and dues)
- Purchase, refinance or cash-out, in an LLC
- Close in as little as 14 days
Bring: two months of bank statements, the purchase agreement or settlement statement, entity documents, lease and proof of rent.
Rental portfolio loans
One loan across several rentals. Consolidate scattered mortgages, pull cash out for the next purchase and manage one payment.
- Refinance or cash-out across multiple doors
- Sized on the portfolio's combined rent
- Built for growing operators and scaling owners
- Pairs with Portfolio & Asset Management in EMxOS
Ground-up construction
New 1 to 4 unit homes on infill lots, from vacant land to finished value. Funded in draws after each inspection.
- Up to 24 months, interest-only
- Up to 90% of cost and 75% of finished value for experienced builders
- First-time builders considered
- Permits required before the first draw, not to close
- Loans from $100,000
All leverage figures are program maximums and depend on credit, experience, the property and the market. Terms are general guidelines, subject to change, and not a commitment to lend.
What we look at
The deal first, then the borrower.
Business-purpose loans are underwritten on the property and the plan. Here's what decides your terms.
The numbers
Purchase price, rehab budget, after-repair value and rent. The deal has to work on paper first.
Your experience
Projects completed in the last three years set your leverage. New investors have paths too.
Credit
Most programs start at a 660 score. Higher scores unlock more leverage and better pricing.
Liquidity
Cash to close plus reserves. We'll tell you the number before you're under contract.
Run it yourself
See the numbers before you call.
Clients run every deal through the Underwriting tool in EMxOS: loan amount, payment, DSCR, cash to close, flip profit and the BRRR refinance, in one screen.
Bigger, more complex, or different?
Multifamily 5+ units, mixed-use, commercial, special-purpose and loans over $1 million go through EMx Capital Advisory. We find and structure the right capital for the deal.
Capital AdvisorySend us the deal.
Address, price, rehab and what you plan to do with it. We'll come back with terms.