REAL ESTATE INVESTOR FINANCING
One Closing. Construction to Permanent. No Second Closing.
A one-time-close construction-to-permanent structure. Construction and permanent rental financing are arranged together from the beginning, transitioning from construction into permanent rental financing without a second closing.
Program Details
- Strategy
- One-time-close construction-to-permanent: one closing, no second closing after completion
- Construction Leverage
- Up to 87.5% LTC
- Construction Financing
- Up to 100% of eligible construction budget
- Permanent Leverage
- Up to 80% permanent LTV
- Closings
- One initial closing; no second closing after completion
- Origination Point Options
- Zero origination point and deferred origination point options
- Prepayment Penalty
- None
- Typical Closing
- Approximately two weeks or less
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 willing to trade some construction leverage for a smoother transition
- Investors who want certainty of permanent financing from the beginning
- Investors who want to avoid a second closing
Key Differentiation
Construction and permanent rental financing can be arranged together from the beginning. Instead of closing a construction loan, completing the property, applying for a separate DSCR refinance, and closing again, the one-time-close structure transitions from construction into permanent rental financing without a second closing.
Trade-off
This path trades some construction-phase leverage (87.5% vs 95%) for the convenience and certainty of arranging permanent rental financing from the beginning. The permanent interest rate is not automatically locked from day one, and conversion requirements and documentation may still apply.
Who This Generally Fits
Investors building new residential rentals who want one closing and a predefined transition into permanent rental financing, accepting lower construction LTC (87.5%) in exchange for no second closing. First-time builders welcome.
Qualification Snapshot
- Builder Experience
- First-time builder options available
- General Contractor
- Experienced, licensed GC preferred
- Projected Rent
- Market-rent support & comparables required
- Permanent Phase
- Transitions after completion & conversion conditions
- Certificate of Occupancy
- Required before permanent conversion
- Exit Strategy
- Long-term rental hold (built-in permanent financing)
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 GuideFrequently 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.
Open CalculatorInvestment 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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