REAL ESTATE INVESTOR FINANCING
HELOC Guide
How CLTV works, the property/FICO matrix, $15K–$750K, and the reusable revolving draw structure.
What It Is
A HELOC provides reusable revolving capital against qualifying property equity. The line can be drawn, repaid, and reused subject to the applicable structure. Eligible property types include single-family, townhomes, PUDs, most condominiums, and 2–4 units. Eligible ownership may include personally held, LLC, or revocable trust where program requirements are met.
What Problem It Solves
An investor has equity in a qualifying property and wants reusable capital for the next acquisition, EMD, renovation, or reserves — without selling the property. A HELOC monetizes that equity as a revolving line.
When It's Commonly Used
Next-acquisition down payment, EMD, renovation and rehab, holding costs, reserve capital, and auction acquisitions where reusable equity capital is preferred over a lump sum.
Who Generally Qualifies
FICO: 600+ primary residence / second home, 660+ investment property, 680+ duplex / 3–4 units. Property generally owned 90+ days. Individual lender requirements may be higher — the matrix is a program guideline, not a universal rule. Equity (CLTV) and income/DTI apply.
Current Green Fire Program Requirements
Amount approximately $15,000–$750,000. Terms 10, 15, 20, or 30 years. Funding as fast as 5 days on qualifying files (not guaranteed). Maximum CLTV up to 85%. Property generally owned 90+ days. No traditional appraisal under $400,000 where the applicable program permits (valuation is still performed).
How CLTV Works
Combined Loan-to-Value = (existing mortgage + HELOC) ÷ property value. Available credit depends on property value, the existing first mortgage, the maximum permitted CLTV (up to 85%), borrower credit, income/DTI, property type, and occupancy.
Valuation
No traditional appraisal is required under $400,000 where the applicable program permits. This does not mean there is no valuation — valuation is still performed; the structure and documentation requirements vary by program.
Variable-Rate Nature
HELOC rates generally track Prime plus an applicable lender margin, so the rate can change over time. No permanent interest rate is published here because rates move with the market. Interest is generally charged only on the amount drawn during the revolving period.
When to Use a Different Product
If the need is unsecured capital (no equity to draw on), term loan stacking or 0% credit stacking fits. If the need is business working capital, a Business LOC is the route. If the core requirement (contract, spread, seller carry, or funded end buyer) is missing, a different product — or a restructured transaction — is usually a better fit than forcing the structure.
How Green Fire Structures It
Green Fire reviews the property value, existing mortgage, available equity, credit, and income/DTI, then identifies whether a primary-residence or investment-property HELOC program fits and sizes the line accordingly.
Frequently Asked Questions
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Complete one prequalification and Green Fire will review your profile to determine which funding strategies may fit your capital need.
Get Your TermsRelated Guides
What Is Gap Funding?
What gap funding is, why borrowers don't choose a specific tool, and how Green Fire builds the right capital strategy from one prequalification.
Read GuideDebt Consolidation Guide
How reducing utilization prepares the file for larger capital, and why no specific FICO gain is guaranteed.
Read GuideTerm Loan Stacking Guide
How term loan stacking works, the 650+ matrix, up to $200K, and why borrowed funds don't auto-count as liquidity.
Read GuideEducational content only. Guides describe how financing structures generally work and are not approvals, commitments, or guarantees of terms. Programs, eligibility, leverage, rates, fees, terms, timelines, and availability vary by provider, property, location, borrower qualifications, documentation, and deal structure. All financing is subject to independent provider review, underwriting, and final approval. Green Fire Strategies does not guarantee approval, terms, closing, or funding.
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