Investor Lending
Your first deal. Your next ten.
Most investors are further along than they think. Tell me about your deal and I'll show you what's actually available to you right now: DSCR rentals, fix and flip, ground-up construction, bridge, and multi-family, across 100+ lender relationships, at every stage of the journey. Never done a deal before? There are programs built exactly for that.
No hard credit pull to start, your score is never affected. About 60 seconds.
Planning a build or a flip? Start with the construction and rehab track instead.
How a deal moves
From deal snapshot to closing table.
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1
Send me the deal
Address, purchase price, scope. About five minutes. -
2
Term sheet
Usually within 24 hours. The right program from 100+ lenders. -
3
Close
14 to 21 days for most investor deals. LLC closings standard.
Free review. No hard credit pull to start. Credit review required for formal application.
Full loan menu
Every product, every stage.
Find your program below. Each one maps to a specific stage of your investor resume, and I'll tell you exactly which one fits your current deal.
Ground-up construction
From your very first build to your fortieth. Experience requirements are more flexible than most investors expect.
Zero-Experience Ground-Up
First build? Some ground-up programs will consider you when a licensed, experienced general contractor leads the project.
- Up to 80-85% LTC
- Licensed GC required
- Unlocks better terms on deal #2
Investor Construction Loan
Fix and flip history and rentals both count. You're likely already "experienced" in the lender's eyes.
- Up to 85-90% LTC
- 65-70% LTV of ARV
- Flip and rental history qualifies
One-Time Close (FHA / VA / Conventional)
FHA up to 96.5%. VA up to 100% for eligible veterans. Owner-occupied. The door in for builders without a full down payment yet.
- Single closing, one appraisal
- 12-month owner-occupancy
- Builds your lending resume
Private Money Construction
For experienced investors who need to move fast, or a deal that needs flexible underwriting.
- Faster close
- Flexible underwriting criteria
Planning a build? Start a free construction deal review.
DSCR and rental
Qualify on the property's rental income, not your personal income. Built for scaling a portfolio without piling paperwork on every deal.
Standard DSCR (1-4 Units)
Qualifies on cash flow, not personal income. Scale your rental portfolio without the paperwork.
- Up to 85% LTV purchase
- Up to 80% LTV rate/term refi
- Up to 80% LTV cash-out
Larger Unit DSCR (5-8 Units)
DSCR underwriting on 5-8 units. Documents multi-family experience. Opens bigger doors.
- DSCR underwriting, not full commercial
- Documents multi-family experience
DSCR Second Lien
Pull equity without touching your low-rate first mortgage.
- Second lien on investment property
- No personal income docs (DSCR)
Cash-Out Refi on DSCR
Extract equity from your rentals and fund your first, or next, construction project.
- Up to 80% LTV
- No personal income docs (DSCR)
Buying or refinancing a rental? Start a free deal review.
Equity and bridge
Short-term capital and equity tools that keep a deal moving while the long-term financing catches up.
HELOCs
Revolving credit against primary or investment property. Low-cost, reusable capital.
- Primary or investment property
- Draw as needed
Bridge Loans
Acquire before permanent financing is in place. Speed is the edge.
- Short-term acquisition financing
- Bridge to permanent or sale
1031 Exchange Bridge
Acquire your replacement property before the exchange completes. Keep the momentum.
- Meet 45-day ID and 180-day close deadlines
- Defer capital gains, keep investing
- Close out into permanent financing or sale
Fix and Flip / Rehab Loans
Every completed flip becomes documented experience you can bring to construction lenders.
- Purchase plus rehab in one loan
- Builds your investor resume
Flipping or bridging? Start a free deal review.
Commercial and multi-family
When the deals get bigger, the financing gets more structured. I'll walk you through what changes and coordinate the right team.
5+ Unit Construction
Ground-up for 5+ unit properties with construction-to-permanent financing.
- 5-20 unit range
- Construction and perm financing
Ground-Up Multi-Family (20-80+ Units)
20, 40, 80+ unit ground-up and mixed-use development, with full team coordination.
- 20-80+ unit development
- Mixed-use, multi-family
Hotel / Office-to-Residential
Converting commercial assets to residential or mixed-use.
- Complex deal structuring
- Adaptive reuse financing
Nationwide Coverage
Wherever the deal is. Business-purpose loans like DSCR, fix and flip, and construction are available in most states through Edge Home Finance's lender network. Consumer mortgage availability depends on state licensing. Tell me where the property is and I will confirm coverage for your program.
- 49-state coverage*
- Licensed advisor network
*Edge Home Finance is licensed in all states except New York. Consumer mortgage availability depends on state licensing; business-purpose loan programs vary by lender. Not all programs available in all states.
Deal calculators
Run your own numbers.
The same math I run on every deal, free and ungated. Pressure-test a deal before you ever send it to me.
DSCR rental calculator
Does the rent cover the debt? See the lender's qualification ratio and your true cash flow, side by side.
Open the calculatorFix and flip analyzer
Loan sizing, the full cost stack, projected profit, and the maximum offer that still makes the deal work.
Open the calculatorGround-up construction
Project budget, loan sizing against LTC and ARV, and your exit: sale or refinance into a rental.
Open the calculatorBuying a home too? See all six calculators, including payment, affordability and refinance.
Free guide
First deal? Start with the checklist.
The First-Time Investor Property Checklist covers everything to check before you write the offer: which loan fits the deal, what lenders actually look at beyond your credit score, the numbers you need before your first call, and whether to close in an LLC, a trust, or your own name.
Start a free deal review and I'll send it over. No strings attached.
Run your numbers
The same math I run on every deal.
DSCR, fix and flip, and ground-up construction, free and ungated. Adjust the inputs to your deal; every estimate updates as you type.
Investor loan FAQ
Questions investors ask most.
If you're wondering, you're not the first. These are the questions I get on nearly every call.
What is a DSCR loan and who is it for?
DSCR stands for Debt Service Coverage Ratio: a loan that qualifies based on the rental income of the property, not your personal income. If the property generates enough rent to cover the debt payment, you can qualify. It's ideal for self-employed investors, W2 earners with multiple properties, and anyone scaling a rental portfolio without wanting to pile paperwork on every deal.
Do I need experience to get a construction loan?
No. There's a specific zero-experience program built for first-time builders. A licensed, experienced general contractor on your team satisfies the experience requirement, getting you into your first ground-up build. Every deal after that makes the next one easier to finance.
Can I close in an LLC or corporation?
Yes. Most investor loan programs, including DSCR, fix and flip, bridge, and construction, support closing in an LLC, corporation, or in some cases a trust. This is standard practice for portfolio protection and tax structuring.
What's the difference between a fix and flip loan and a DSCR loan?
Fix and flip loans are short-term, typically 6 to 24 months, and cover purchase plus renovation. They're designed for properties you plan to sell. DSCR loans are long-term rental financing, designed for properties you plan to hold. A common strategy is using a fix and flip loan to acquire and rehab, then refinancing into a DSCR loan once the property is stabilized and leased (the BRRRR method).
What is LTC vs. LTV and which one matters for my deal?
LTC (Loan-to-Cost) is the loan amount as a percentage of total project cost, used for construction and rehab deals. LTV (Loan-to-Value) is the loan as a percentage of the property's current or post-renovation value. Construction lenders typically use both: up to 85-90% LTC and 65-70% LTV of ARV (After Repair Value). I'll walk you through exactly where your deal lands before we submit anything.
Can I use a DSCR loan for a short-term rental (Airbnb / VRBO)?
Yes. Several programs allow short-term rental income, using projected or historical STR revenue, for DSCR qualification. Program availability varies by lender and market, but it's a growing area. Start a deal review and I'll match you to lenders who actively work with short-term rental investors.
How fast can you close?
It depends on the loan type. Fix and flip and bridge loans can close in as little as 7 to 14 days in the right scenario. DSCR loans typically run 21 to 30 days. Construction loans are longer: 30 to 45 days depending on scope. I'll set a realistic timeline upfront and push hard to hit it.
Is there a cost to get a deal reviewed?
None. Start the free deal review, call, or text. No hard credit pull is required to start. I'll review the scenario, tell you which programs fit, and what realistic terms look like. A credit review is required for formal application, but we don't start there.
Got a deal? Let's pressure-test it.
Tell me the address, the price, and the plan. I'll tell you which programs fit and what realistic terms look like. Straight talk, no pitch.