REAL ESTATE INVESTOR FINANCING

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    Maximum Early Cash Flow

    10 Years Interest Only. Then 30 Years Amortizing. 40 Years Total.

    A 40-year total term with interest-only payments for the first 10 years, then principal + interest amortized over the remaining 30 years. The first 10 years of interest-only payments reduce scheduled debt service, which may improve near-term cash flow, improve DSCR, and preserve investor liquidity.

    Program Details

    Structure
    40-year total term: years 1–10 interest only, years 11–40 principal + interest amortized over the remaining 30 years
    Maximum Purchase LTV
    Up to 85% on qualifying transactions
    Minimum DSCR
    0.75x core guideline
    Credit Profile
    Approximately 660 core guideline
    Property Units
    Properties up to 10 units
    Rental Types
    Long-term and short-term
    Purposes
    Purchase, rate-and-term refinance, cash-out refinance
    LTV Stacking
    Available
    Foreign National
    Options available
    Rate
    Structured as the applicable long-term DSCR program rate

    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 monthly cash flow
    • Properties where amortizing debt service makes DSCR tight
    • Investors expecting to refinance or reposition before the IO period ends
    • Portfolio investors trying to preserve monthly liquidity

    Amortization Structure

    This is not a 40-year interest-only loan. Years 1–10 are interest only — there is no scheduled principal reduction during that period, so the principal balance generally does not decline from scheduled payments. Beginning in year 11, payments convert to principal + interest amortized over the remaining 30 years of the 40-year term. The rate remains structured as the applicable long-term DSCR program rate. The borrower must understand that the payment increases at conversion.

    Why Interest-Only Improves DSCR

    Because the interest-only payment is lower than a fully amortizing payment, the qualifying debt service is reduced during the first 10 years. This may improve DSCR, improve near-term property cash flow, and allow more rental income to remain available for reserves or portfolio growth. See the 30-Year Fixed page for how DSCR is calculated and how qualifying rent is determined.

    What You Gain

    A lower initial monthly payment, potentially stronger DSCR, more near-term cash flow, and more capital retained for reserves or acquisitions during the first 10 years.

    What You Give Up

    No scheduled principal paydown during the IO period, less equity accumulation through amortization, a higher payment after conversion, and potentially more total interest paid over the life of the loan.

    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.

    Ready to submit a 40-year dscr (10-year io + 30-year amortization) deal?

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