REAL ESTATE INVESTOR FINANCING

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    Maximum Project Leverage

    Finance the Project. Preserve Your Capital.

    Short-term acquisition and rehabilitation financing structured around total project cost, rehab scope, and after-repair value. The eligible rehab budget is allocated within the loan first; remaining eligible proceeds are then applied toward acquisition.

    Program Details

    Loan Type
    Short-term investor rehab financing
    Maximum Leverage
    Up to 95% LTC
    Rehab Financing
    Up to 100% of eligible rehab budget
    Maximum LTARV
    Up to 75% LTARV
    Loan Amount
    Up to approximately $3 million
    Loan Term
    12–18 months
    Interest Structure
    Interest only during the term
    Credit Profile
    Core guideline approximately 660; lower scores may be reviewed with compensating factors
    Property Types
    SFR 1–4, PUD, condo, certain non-warrantable condos
    Number of Units
    1–4 units
    Valuation / Appraisal
    Streamlined valuation; no traditional full appraisal on qualifying core loans under $750,000
    Closing Timeline
    10 days or less on qualifying files
    Draw Timeline
    24-hour digital / virtual draw inspections
    Origination Point Options
    Zero origination point and deferred origination point options
    Prepayment Penalty
    None
    First-Time Investor Eligibility
    Welcome
    Purpose
    Purchase / renovation / sell or refinance

    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 to maximize total project leverage
    • Investors who want to reduce the capital required for acquisition
    • First-time investors with an experienced GC and strong project plan
    • Projects where the rehab budget is a meaningful part of total project cost

    How Loan Sizing Works

    Total Project Cost equals Purchase Price plus Rehab Budget. The LTC ceiling is applied to total project cost, and the LTARV ceiling is applied to ARV — the preliminary maximum loan is the lower applicable limit. The borrower-elected eligible rehab budget is allocated within the loan first; remaining eligible proceeds are then applied toward acquisition. The percentage of the purchase price covered will naturally vary by deal — it is not a fixed metric and is not advertised as the primary leverage measure.

    How Rehab Funds Are Released

    The approved renovation budget is held back rather than handed to the investor in a lump sum at closing. As a stage of approved work is completed, the investor submits a draw request with supporting photos and documentation; the completed work is verified and approved draw proceeds are released before the next construction stage begins. 100% rehab financing does not mean the entire rehab budget is advanced at closing.

    Borrower & Project Requirements

    Eligibility depends on the complete file: credit profile, liquidity for the acquisition contribution, closing costs, holding costs, a realistic rehab budget, a detailed scope of work, ARV support, a clear exit, a contractor or execution plan, and experience where applicable. A prudent project typically maintains a contingency reserve because hidden repairs, materials, and permit delays can create overruns.

    What to Prepare

    Government ID, borrowing-entity documents when applicable, the purchase contract, property information, a line-item scope of work, the rehab budget, contractor bids or estimates where applicable, ARV information, proof of liquidity, an experience summary if applicable, and insurance evidence prior to funding.

    Who This Generally Fits

    Investors with a realistic scope of work, liquidity for the acquisition contribution, reserves, and a clear exit (sale or DSCR refinance). First-time investors welcome when the project is well-structured with an experienced GC. Credit is reviewed but is one of several factors.

    Qualification Snapshot

    Core Credit
    Approximately 660 (lower with compensating factors)
    Liquidity
    Required for acquisition contribution, closing & holding costs
    Rehab Budget
    Line-item scope + contractor bids/estimates
    ARV Support
    Required
    Exit Strategy
    Sale or DSCR refinance
    First-Time Investor
    Welcome when well-structured

    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 fix & flip deal?

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