Quick answers on minimum loan amounts and the documents we typically need to review your request. Loans are subject to underwriting and approval.
Rates and fees vary by program, property, market, and borrower profile. Any examples are for general guidance only and are not a commitment to lend.
Guidelines below reflect current program minimums. Final terms are subject to underwriting.
Minimum loan amount: $75,000
Minimum property value: $115,000
Includes fix & flip and rental scenarios.
Minimum loan amount: $125,000
Minimum property value: $225,000
Applies to retail, office, mixed-use, and multifamily.
Evaluated on a case-by-case basis.
Property type, location, and strategy matter.
These are general guidelines, not a commitment to lend.
Final approval depends on underwriting.
We lend in all states except: Minnesota, Nevada, North Dakota, South Dakota, Vermont, New Hampshire, and New Mexico.
A simple overview by state abbreviation.
To start review, we typically request the items below. Additional documents may be required depending on the scenario.
• Articles of Organization / Incorporation
• EIN letter (IRS)
• Operating Agreement
• Valid photo identification
• Most recent bank statements (last 2 months, all pages)
• Purchase contract (all pages) once executed
• Address / City / State
• Exit strategy (sell / refi / hold)
For fastest clarity, use Second Opinion or Apply.
Declines usually come down to the numbers, the property, or the documentation. Here are the most common reasons:
ARV not supported by comps, rehab budget unrealistic, or thin margin after costs and fees.
No defined plan to sell/refi/hold, or timeline doesn’t match the strategy.
Condition issues, unusual property type, rural/low-liquidity markets, or title/legal concerns.
Missing entity docs, incomplete bank statements, or no scope of work for rehab/new construction.
If your deal includes rehab or new construction, a clear scope helps underwriting move faster.
Include a line-item scope with:
• Work categories (demo, framing, HVAC, plumbing, electrical, roofing, windows, kitchen, baths, flooring, paint)
• Material + labor costs per line
• Timeline (start/end) and contractor details
• Draw schedule (if using draws)
Include:
• Plans (if available) + budget by phase
• GC bid/contract and line-item budget
• Permit status / jurisdiction notes
• Build timeline and milestones