FAQ

We currently lend in 40 states: AL, AR, CA, CO, CT, DE, DC, FL, GA, HI, IL, IN, IA, KS, KY, LA, ME, MD, MA, MI, MS, MO, MT, NE, NH, NJ, NM, NY, NC, OH, OK, PA, RI, SC, TN, TX, UT, VA, WA, WI, and WY. We are continually expanding our footprint so check back often if you do not see your state.

We do allow for individual borrowers - but there are state specific guidelines. The preference for business purposes is to lend to corporate entity borrowers, usually an LLC, corporation or limited partnership. We will not lend to non-profits.

Yes, on most deals. We will consider non-recourse loans with standard bad boy carve outs on a case-by-case basis provided the corporate entity guaranteeing the loan has sufficient liquidity and net worth.

We only make business-purpose loans to investors on non-owner-occupied properties. We will not lend on a primary residence or second home.

We are always in the senior position secured by a 1st lien.

We lend up to 85% of the purchase price and up to 100% of rehab costs provided the After Repaired Value ("ARV") is 70% or less.

Yes, we require borrowers to invest some cash at closing and to demonstrate that they have sufficient liquidity to pay interest expense, real estate taxes, and to cover potential cost overruns on the rehab project.

For fix and flip and fix to rent loans, we offer a 12-month loan with interest-only payments and pre-payable at any time. To learn more, explore our loan programs.

Presently, $50,000 to $2,000,000

We consider closing expenses to be part of your overall project cost and we will finance up to 85% of those settlement costs but you will need to have some cash to close your loan.

There are several ways to begin your process with us. The easiest and most efficient method is to fill out our pre-qualification form or submit a basic deal summary online. We usually respond to inquiries within a few hours, but never later than 24 hours.

Once we receive your information, a team member will review it and contact you to discuss your background and the transaction over the phone. We will then provide basic terms for your consideration. If you are satisfied with these terms, we will follow up with a term sheet outlining the entire structure.

If you have an immediate need and prefer to speak with a Foundation representative directly, please call or email us with your information, marking it as "URGENT." We will respond immediately.

We require no initial paperwork to pre-qualify you, just your number of past investments and estimated credit score. If you want to get a head start you can submit a loan application and we will complete our initial background checks to be ready for your first loan. If you already have a deal in tow, we can size your loan with just with a few pieces of additional information - purchase price, estimated rehab cost, projected after-repaired value (ARV) and property location. All of this can be handled over the phone or email. If the deal sounds good, we will issue you a loan term sheet and begin documentation.

Usually within 24 hours of a complete submission package.

Yes, we value relationships and meet with clients whenever possible but it is not a requirement to fund your loan.

Yes, we lend our own funds and have complete control over all credit decisions.

We lend on single-family homes, townhomes, condos, and multi-family apartments. We can also finance mixed-use commercial properties with a substantial residential component.

Yes, provided you are not occupying the house and have no intention of doing so. We refinance many investors who pay all cash at foreclosure auctions and then use Foundation loans to pull the majority of their cash out to reinvest into more properties.

We will not finance owner-occupied homes, co-ops, log homes, mobile homes, manufactured houses, and raw land.

We have no minimum condition requirements, the messier the better. A quality rehab is where you unlock value in your property!

Absolutely! We work closely with real estate professionals from many disciplines to provide financing to their clients. They are a major source of new loans and we protect the relationship they have with their clients.

We pay competitive fees for any referral that results in a closed loan provided it is permitted under state laws. It will be your responsibility to determine whether you can accept a referral or finder fee.

When Foundation closes a loan with one of your clients, we protect your fee in the loan term sheet and on the settlement statement at closing. You will be paid via check out of the escrow.

Yes, we have multiple staff members who are fluent in Spanish as well as individuals who speak Arabic, Greek, Vietnamese, German, Russian, and Portuguese at varying levels of fluency. If one of these is not your primary language, call us and we will find a way to communicate with you to get your deal done.