REAL ESTATE INVESTOR FINANCING

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    Maximum Leverage

    Build With More Leverage.

    Ground-up construction financing structured around total project cost and the eligible construction budget. Up to 95% LTC with 100% eligible construction financing and 24-hour digital draw inspections.

    Program Details

    Maximum Leverage
    Up to 95% LTC
    Construction Financing
    Up to 100% of eligible construction budget
    Loan Amount
    Up to approximately $3 million
    Loan Term
    12–18 months
    Interest Structure
    Interest only during the term
    Typical Closing
    2–3 weeks
    Draw Timeline
    24-hour digital / virtual draw inspections
    Origination Point Options
    Zero origination point and deferred origination point options
    Prepayment Penalty
    None
    First-Time Builder Eligibility
    Available when appropriately structured with an experienced GC and strong project plan
    Property Types
    SFR 1–4, PUD, condo, certain non-warrantable condo structures

    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 prioritizing maximum construction-phase leverage
    • Projects with a meaningful construction budget
    • First-time builders with an experienced GC and strong project plan

    What Total Project Cost Includes

    Total project cost may include land acquisition, hard construction costs, eligible soft costs, permits and plans where applicable, and contingency. LTC is applied to total project cost. 100% construction financing means 100% of the eligible construction budget — it does not mean 100% of the total project is financed, since leverage is still capped by the applicable LTC and completed-value limits.

    How Construction-Phase Interest Works

    Interest during the construction term is generally drawn as construction progresses rather than charged on the entire approved budget immediately. The borrower pays interest on the funds actually drawn, so monthly carrying costs grow as the build advances. This is different from a lump-sum loan where the full balance is funded at closing.

    When to Use Build-to-Rent Instead

    If the investor already intends to keep the completed property as a rental, Build-to-Rent evaluates the construction phase and the permanent rental takeout together. A standalone construction loan here is followed by a separate DSCR refinance after completion and stabilization. See the Build-to-Rent category for the one-time-close alternative.

    Who This Generally Fits

    Investors and builders constructing new residential investment properties who want maximum construction-phase leverage. First-time builders welcome. An experienced, licensed GC materially strengthens the file; permits and plans status are reviewed.

    Qualification Snapshot

    Builder Experience
    First-time builder program available
    General Contractor
    Experienced, licensed GC preferred
    Plans / Permits
    Reviewed; confirm status before relying on a close date
    Completed Value
    ARV / completed-value support required
    Liquidity
    Required for non-financed costs & contingency
    Exit Strategy
    Sale or DSCR / permanent refinance

    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.

    Open Calculator

    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.

    Ready to submit a maximum leverage construction deal?

    Submit once. We'll review the transaction and identify potential financing paths.