How To Get Funded

The Process

Four Steps. Done.

1

Submit Deal

Day 1

Address, price, rehab scope, exit. Two minutes.

2

Same Day Answer

Within hours

Yes with terms, no with a reason. No committee. No ghosting.

3

Term Sheet

Day 1 to 2

Rate, points, term, draw schedule. Every number in writing.

4

Close and Fund

Day 5 to 10

Title, wire, keys. Fastest close: 3 business days.

Submission

What To Send

A deal summary is enough to start. Here is what a complete submission looks like.

Purchase Contract

Signed or unsigned. Under contract or making offer. Tell me where you are.

Property Address

Full address. I will pull the comps myself. No appraisal, no delays on my end.

Estimated ARV

Your after repair value estimate and the comps you are using to justify it.

Renovation Budget

Line item scope or rough estimate. Contractor bid not required to get started.

Exit Strategy

Sell, refinance, or hold. Timeline you are working toward.

Rent Roll (if applicable)

For income producing deals. Current leases and monthly income by unit.

That is it for a same day answer. Full doc package (ID, insurance, contractor bid) comes after we agree on terms, not before.

Deal Walkthrough

Real Deal: Lakeland, FL

A first time borrower, a distressed single family, and a close in 8 business days.

Funded Single Family · Lakeland, FL · Fix and Flip

Closed in 8 Days

$176K

Loan Amount

8

Days to Close

85%

Purchase LTV

100%

Rehab Funded

Deal Breakdown

Purchase Price$160,000

Rehab Budget$40,000

Total Project Cost$200,000

ARV (After Repair)$260,000

Loan Amount$176,000

Rate / Points12% IO / 2 pts

Term9 months

Sold For$258,000

Capital Stack

HMLG 88%

12%

HMLG Loan $176,000

Borrower Equity $24,000

First time borrower. Clean deal, realistic numbers, clear exit. Term sheet issued same day. Full doc package received in 48 hours. Title cleared on day 6. Wire on day 8. Net profit after loan costs: about $24,000. Borrower has since done two more deals.

Underwriting

What Gets Funded. What Does Not.

No surprises. Here is exactly how deals get approved and why they get declined.

What Gets Funded

✓ Deal pencils at the numbers submitted
✓ ARV is supportable by real comps
✓ Rehab scope is realistic for the budget
✓ Clear exit: sell date or refinance plan
✓ Borrower has meaningful equity in the deal
✓ Borrower is reachable and responsive
✓ Property is in an active lending state

What Gets Declined

✗ No equity: 100% of purchase plus rehab with nothing in
✗ ARV is stretched beyond what comps support
✗ Rehab scope is vague or budget is clearly short
✗ No exit plan, "I will figure it out later"
✗ Borrower not responsive during underwriting
✗ Property in a state we do not lend in
✗ Ground up construction or owner occupied