REAL ESTATE INVESTOR FINANCING

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    Maximum Leverage

    Short-Term Capital When Timing Matters.

    Short-term, interest-only bridge financing for rent-ready, stabilized, or substantially complete investment properties. For purchases, rate-and-term refinances, cash-out refinances, and transitions into permanent rental financing.

    Program Details

    Maximum Leverage
    Up to 80% LTV
    Loan Amount
    Up to approximately $3 million
    Loan Purposes
    Purchase, rate-and-term refinance, cash-out refinance
    Property Condition
    Rent-ready / stabilized / substantially complete investment property
    Property Types
    SFR 1–4, PUD, condo, certain non-warrantable condos
    Loan Term
    Approximately 12–18 months
    Interest Structure
    Interest only during the term
    Closing Timeline
    10 days or less on qualifying files
    Valuation / Appraisal
    No appraisal required on qualifying Bridge loans under $1 million (loan amount); a third-party appraisal may be required at or above $1 million
    Origination Point Options
    Deferred origination point option
    Prepayment Penalty
    None
    Availability
    Core program available in 47 states
    Typical Exits
    Sale, DSCR refinance, or other permanent financing

    Maximum leverage and actual terms depend on the borrower, property, transaction, state, and applicable capital source. Core program terms are shown below; alternative financing options may be available for transactions outside these parameters.

    Who This Program Is For

    • Investors who want maximum leverage on a rent-ready or stabilized property
    • Purchases, rate-term refinances, and cash-out refinances
    • Transitions into permanent rental financing

    What Bridge Is For

    Bridge financing is for short-term situations involving properties that are rent-ready, stabilized, or substantially complete — sellable or rentable without significant construction. It is designed to carry the property until a sale, a DSCR refinance, other permanent financing, or another verified capital event. Bridge is not Green Fire's primary major-renovation product: if the property requires substantial rehab, a large construction budget, construction draws, or major value-add work, Fix & Flip is usually the better category.

    No Appraisal Under $1M Loan

    For Bridge loans under $1 million, the core program uses an internal or streamlined valuation instead of requiring a traditional third-party appraisal — one of the reasons the program can close quickly. The threshold is tied to the loan amount, not the property value or purchase price. For loans at or above $1 million, a third-party appraisal may be required.

    Asset-Based Underwriting

    Bridge underwriting is primarily asset-based. It emphasizes as-is property value, property condition, property type, location and marketability, comparable sales, requested LTV, borrower credit profile, borrower liquidity and reserves, investor experience where relevant, exit strategy, exit timing, title, and insurance. Bridge is not described as requiring conventional W-2 income, tax-return income, traditional DTI qualification, or employment verification.

    Credit Review

    Credit is reviewed, but Bridge underwriting is primarily driven by the asset, leverage, and exit strategy. No hard minimum credit score is published for the current core Bridge program; if a formal current matrix with a hard minimum FICO becomes available, this page will be updated. The credit profile is one of several factors in the overall review rather than a standalone gate.

    How Interest-Only Payments Work

    Monthly scheduled payments generally cover interest rather than principal, so the principal balance generally remains outstanding during the term. As a rough illustration, monthly interest is approximately the outstanding principal multiplied by the annual rate divided by 12. At exit, the borrower repays the outstanding principal and any accrued amounts due under the final loan documents. Because only interest accrues monthly, the structure is designed to minimize carrying costs during a short hold.

    No Prepayment Penalty

    The current core Bridge structure allows payoff when the exit occurs, with no prepayment penalty and no minimum-interest period under the current core program. This is valuable for fast resales, early DSCR refinances, 1031 timing, and short holds.

    Deferred Point Option

    A deferred-point structure is available to reduce certain upfront cash requirements by moving applicable origination points according to the final program structure. Zero or deferred origination points refers to the origination-point structure; other financing, brokerage, closing, and third-party costs may apply.

    10-Day-or-Less Closing

    A 10-day-or-less core close is available on clean, prepared files. Speed commonly depends on a signed purchase contract, clear title and title commitment, required entity documents, insurance, valuation when applicable, a clear exit strategy, and prompt borrower responses. Not every transaction closes within 10 days; the actual timeline depends on the complete file.

    Exit-Strategy Review

    Underwriting evaluates how realistic the exit is, how long it will take, and what happens if it is delayed. For a sale, market value and demand are reviewed. For a DSCR refinance, the property must be rent-ready and produce enough qualifying rent. The exit strategy and timing are confirmed during intake and remain subject to the takeout provider's requirements and approval.

    Bridge → DSCR

    A common use case is acquiring a rent-ready property with Bridge, leasing or stabilizing if needed, completing DSCR underwriting, and refinancing into long-term rental financing. This is a major use case and the permanent-loan portion of a common BRRRR-style strategy. Major rehab does not belong in this path — it routes toward Fix & Flip.

    Extensions & Maturity

    Bridge is short-term, typically 12–18 months. Extensions may be considered case by case, and borrowers should begin discussing an extension well before maturity rather than after expiration. Extension review can consider payment history, current property condition, exit progress, updated valuation, updated title, and additional fees or extension pricing. Extensions are not automatic.

    First-Time Investors

    First-time investors can be reviewed — lack of experience is not automatically disqualifying. Compensating factors can include lower leverage, stronger liquidity, a straightforward property, a strong exit, an experienced partner, an experienced contractor if light work exists, and strong local-market knowledge.

    Auction & 1031 Use Cases

    Bridge can be useful for auction acquisitions where closing windows can be 7–30 days, financing contingencies may not be allowed, and deposits may be at risk. Preparation before bidding is critical: prequalification, a maximum financing amount established, a title company prepared, insurance lined up, proof of funds and reserves available, property eligibility understood, and an exit strategy established. Bridge may also be used to acquire a replacement investment property in a 1031 exchange when timing is tight, coordinated with the exchange accommodator and applicable tax and legal requirements.

    What to Have Ready

    Completed financing application, government-issued ID, entity documents if an LLC or corporation (articles and operating agreement where applicable), purchase contract for an acquisition, title report or title commitment, property valuation documentation if applicable, insurance binder or commitment, existing payoff for a refinance, a clear description of the exit strategy, EIN or borrowing resolution where applicable, and additional documents for complex title or property scenarios. Bridge generally does not require a conventional income-documentation package such as tax returns, W-2s, pay stubs, employer verification, or a traditional DTI calculation.

    Who This Generally Fits

    Investors acquiring or refinancing rent-ready, stabilized, or substantially complete investment properties with a credible exit (sale, DSCR refinance, or other permanent financing). Credit is reviewed but underwriting is primarily asset-based. First-time investors can be reviewed with compensating factors.

    Qualification Snapshot

    Credit
    Reviewed; primarily asset-based (no published hard minimum)
    Property Condition
    Rent-ready / stabilized / substantially complete
    Property Types
    SFR 1–4, PUD, condo, non-warrantable condo
    Exit Strategy
    Sale, DSCR refinance, or other permanent financing
    Income Docs
    No W-2s, tax returns, or traditional DTI required
    First-Time Investor
    Can be reviewed with compensating factors

    Published thresholds are pre-screening guidelines, not approvals. Final eligibility depends on the complete borrower profile, property, transaction, provider, and underwriting. Broader or alternative programs may be available for profiles outside these guidelines.

    Learn How This Works

    Read the educational guide for a deeper, plain-English walkthrough of the mechanics, money flow, and tradeoffs.

    Read the Guide

    Frequently Asked Questions

    Run the Numbers

    Estimate leverage, payments, or coverage before submitting your deal. Illustrative program calculation only — not an approval, offer, or financing terms.

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    Investment and business-purpose transactions only. No owner-occupied consumer financing. Programs, eligibility, leverage, rates, fees, terms, timelines, and availability vary by property, location, borrower qualifications, documentation, and deal structure. All financing is subject to underwriting and final approval. Green Fire Strategies does not guarantee approval, terms, closing, or funding.

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