Because a bank alone is no longer enough.
Five programs, each built for a different kind of deal. The work is knowing which one yours belongs in — before you spend sixty days finding out it doesn’t.
Property type, location, and the objective. That’s enough for us to tell you which capital sources fit and what terms are realistic.
Prefer to talk? (213) 867-4223 · Text us
NMLS #2640412
Business purpose only — not primary residences
A bank isn’t wrong about your deal. It’s answering a different question.
A balance-sheet lender asks whether your file fits in the box it already has — its concentration limits, its recourse requirements, its committee calendar. When the answer is no, that is a statement about the box, not about the asset.
Four things routinely push a good deal outside of the box: income that shows up on a return as write-offs, title held in an entity, a licensed operation running inside the real estate, and a closing date that arrives before committee does.
Each of those has a program built for it. That is what the rest of this page is.
For one-to-four unit investment property, non-QM programs qualify the loan on the asset’s cash flow or the borrower’s actual deposits rather than tax returns. That solves the problem investors hit constantly: write-offs make the returns look thin, and conventional underwriting reads that as insufficient income, even when the property’s cash flow is fine.
Apartment assets financed on the property’s performance rather than a documentation marathon. Private and balance-sheet capital moves on a timeline you can plan around, which matters more than a few basis points when there is a contract date attached to the deal.
Bridge capital exists to buy time — to acquire quickly, reposition an asset, or complete a renovation before permanent financing makes sense. Used well, it is a tool. Used without a defined exit, it becomes the problem. We structure bridge debt around the takeout, not just the closing.
Ground-up and heavy rehab draw against a budget and a timeline, which makes the schedule as underwritten as the borrower. A construction file lives or dies on whether the budget, the contractor, and the exit all agree with each other — and that is what gets prepared before the file goes out.
A licensed care facility is a business operating inside real estate. Residential underwriting misses the operation; commercial underwriting sees a house. The file bounces between desks until it dies, or the borrower takes hard money just to close. Those are the files we go after.
That is the point of the conversation, and it is the part you should not have to do yourself. Send the property, the loan amount, and the objective — we will tell you which program it belongs in, or that it does not belong in any of them.
Or call (213) 867-4223