REAL ESTATE INVESTOR FINANCING
Term Loan Stacking Guide
How term loan stacking works, the 650+ matrix, up to $200K, and why borrowed funds don't auto-count as liquidity.
What It Is
Unsecured term loans coordinated and stacked across applicable institutions to create gap capital without a lien on the subject property under the standard structure. No second mortgage; no property collateral under the standard structure.
What Problem It Solves
The primary loan covers most of the deal but leaves a down-payment, closing-cost, or rehab-float gap. Term loan stacking fills that gap with unsecured capital so the investor doesn't have to deploy personal liquidity — and without creating a second lien that could conflict with the primary lender.
When It's Commonly Used
Down payment the primary loan doesn't cover, closing costs, EMD, initial rehab capital before the first draw, reserves, interest / carrying costs where permitted, and other eligible deal capital.
Who Generally Qualifies
Investors with verifiable income (W-2, 1099, or qualifying business income) and a 650+ FICO whose credit is not already severely maxed. First-time real-estate investors may be considered. A stronger credit and income profile generally supports greater combined capacity.
How Capacity Is Determined
Capacity is not determined by the real estate purchase price. It's based primarily on credit, income, existing debts, utilization, recent inquiries, bank relationships, existing credit limits, and lender exposure. Sizing is approximately 40%–100% of qualifying income depending on the file/program — this is not a guaranteed funding formula.
Current Green Fire Program Requirements
Up to $200,000. Unsecured term loans coordinated/stacked across qualifying institutions. 3–5 years fixed term. Funding 24–72 hours on qualifying files. Minimum FICO 650+. Verifiable income required (W-2, 1099, or qualifying business income). No lien on the subject property under the standard unsecured structure.
Primary-Lender Compatibility — Read This
Compatibility with every primary lender is not guaranteed — source-of-funds requirements still apply. The borrower must still comply with the primary lender's source-of-funds and leverage rules. Borrowed funds do not automatically count as liquidity for every senior lender.
Biggest Risks & Tradeoffs
Multiple loans mean multiple payments; the borrower's income must support the combined installment burden. Recent derogatories or high utilization can materially reduce approval capacity. The total is never guaranteed.
When to Use a Different Product
If the gap is too large for unsecured tools, a second-position cross-collateralized real-estate structure (75% of a separate property's as-is value, minus existing debt) may fit. If the gap is a B-C down payment in a double close, Echo 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 requested capital, use of funds, credit, income, existing obligations, utilization, and deal timing, then coordinates and stacks unsecured term loans across applicable institutions to reach the target amount.
Frequently Asked Questions
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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 Guide0% Credit Stacking Guide
Why application order matters, the 700+ matrix, $50K–$150K+, and the 12–18 month promotional period.
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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