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Four investor financing programs for residential 1-4 unit, multi-family, mixed-use, and commercial properties, from long-term fixed-rate loans to short-term interest-only and rehab financing.
Each program follows its own matrix of property types, terms, rates, and eligibility requirements.
Customize loans to meet the individual needs of each investor. Designed for real estate investors seeking lower payments on a long-term, fixed-rate loan with no balloon payment.
A short-term solution for improving property value and maximizing rental appeal. Designed for real estate investors seeking a short-term, interest-only loan to maximize appreciation, stabilize cash flow, and minimize vacancies.
A short-term, interest-only loan. Designed for investors seeking short-term financing with no prepayment penalties.
A low LTV loan with easy credit requirements. Designed for investors with derogatory credit issues and high equity seeking quick and easy credit qualification.
Lower payments on a 30-year fixed-rate loan with no balloon payment.
Commercial Flex Term Loan →Short-term interest-only funds to maximize appreciation and rental appeal.
Commercial Investor AVR Loan →24-month interest-only financing with no prepayment premium.
Commercial Investor Flex I/O Loan →Low LTV, no minimum credit score, bankruptcy/NOD discharge 1 day.
Fast Commercial Investor Loan →Key terms from each program's matrix. See each program section below for full terms, adjustments, and guidelines.
| Feature | Commercial Flex Term Loan | Commercial Investor AVR Loan | Commercial Investor Flex I/O Loan | Fast Commercial Investor Loan |
|---|---|---|---|---|
| Best for | Real estate investors seeking lower payments on a long-term, fixed-rate loan with no balloon payment | Real estate investors seeking a short-term, interest-only loan to maximize appreciation, stabilize cash flow, and minimize vacancies | Investors seeking short-term financing with no prepayment penalties | Investors with derogatory credit issues and high equity seeking quick and easy credit qualification |
| Rates | Starting in the mid 8's | Starting in the mid 8's | Starting in the mid 8's | Starting in the mid 8's |
| Loan amounts | Up to $5,000,000 | $150K - $2MM | $75K - $2MM | Up to $5,000,000 |
| Term | 30-year fixed | 1-year interest only | 24 months, interest only | 30-year fixed |
| Minimum credit score | 650 minimum (mid FICO) | 650 minimum (mid FICO) | 675 minimum | No minimum required |
| Prepayment | 5-year declining | None | None | 5-year declining |
| Property types | Investor 1-4, Multi-Family and Mixed-Use, Commercial | Investor 1-4 (SFR, Condo, and 2-4 Units) | Investor 1-4 (SFR, Condo, and 2-4 Units) | Investor 1-4, Multi-Family and Mixed-Use, Commercial |
| Impounds | Required for property taxes and insurance | None | None | Required for property taxes and insurance |
Customize loans to meet the individual needs of each investor.
Designed for real estate investors seeking lower payments on a long-term, fixed-rate loan with no balloon payment.
Loan Amounts up to $5,000,000.
| Row | Details | Investor 1-4SFR, Condo, and 2-4 Units | Multi-Family and Mixed-Use5+ Unit Multi-Family and Mixed-Use | CommercialOffice, Retail, Warehouse, Self-Storage, and Automotive |
|---|---|---|---|---|
| Fixed Term | 30-Year | 30-Year | 30-Year | |
| LTV Max | 75% | 75% | 70% | |
| Rates | Starting in the mid 8's | |||
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| Loan Programs | |
|---|---|
| Prepayment Penalty | 5-year declining prepay: 5%, 4%, 3%, 2%, 1%. |
| Prepay Buydown | Reduce 1 year by adding .375% fee. Min 1-year penalty. |
| Rate Buydown | 1-point fee = .375% rate reduction. |
| Refinance Transactions | Add .50% to the rate for all refinance transactions. |
| Investor 1-4 Guidelines | |
| Loan Amounts | $2MM max. |
| LTV Rate Adjuster (Investor 1-4 only) | Reduce interest rate by -.125 for every 5% below LTV max (floored at 50%). |
| Experience | First time buyers are ineligible for investment 1-unit properties. |
| General Guidelines | |
| Purpose | Purchase, Rate-Term Refinance, Cash-Out Refinance. |
| Loan Amounts | $75K - $5MM. Minimum loan amount for Multi-Family, Mixed-Use and Commercial is $100K. Loans > $1MM = Max 70% LTV. |
| Credit Score | 650 minimum (mid FICO). |
| Rebates | 1-point rebate = .50% add-on to rate. Max rebate 1%. |
| Loans < $250K | Add 50 bps to the rate for Multi-Family, Mixed-Use and Commercial properties. |
| Experience | First time investor = 5% LTV reduction for all property types. |
| Income Verification | Simple documentation. |
| Appraisal Process and Fee | Contact your loan officer to learn about our streamlined process and cost. |
| Impounds | Required for property taxes and insurance. |
| Foreign Investors | 65% maximum LTV. |
| CLTV | 90% maximum CLTV. |
A short-term solution for improving property value and maximizing rental appeal.
Designed for real estate investors seeking a short-term, interest-only loan to maximize appreciation, stabilize cash flow, and minimize vacancies.
Investor 1-4 (SFR, Condo, and 2-4 Units). Select an experience level to highlight its column.
| Investor 1-4 ARV Details | Purchase Level 1 | Purchase Level 2 | Purchase Level 3 | Refinance All Levels |
|---|---|---|---|---|
| Rates | Starting in the mid 8's (interest only) | |||
| Max LTARV | 75% | 75% | 70% | 70% |
| Max LTC / Initial Disbursement | 90% / 85% | 85% / 80% | 80% / 75% | 70% / 50% |
| Max SOI | $500K | $250K | $100K | (see purchase level max) |
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5 rehabs in the last 2 years with exits.
2 rehabs in the last 2 years with exits.
1 rehab in last 2 years with exit or 1 rental property owned.
Experience to be presented in a schedule of completed projects including: Purchase Price, Cost of Improvements, Sale Price, Date Acquired, Date Sold.
| General Guidelines | |
|---|---|
| Purpose | Provide funds to improve or rehab properties. |
| Loan Amounts | $150K - $2MM. Loans > $1MM require Level 1 investor. |
| Initial Loan Disbursement | See the matrix above. |
| Improvements | Schedule of improvements required (inspection fees per draw apply). If applicable, GC resume and license required. |
| Additions | Max 500 SF added. |
| Refinance | Mid-rehab refinance loan requests require current plans and permits. |
| Term | 1-year interest only. 6 month extension at 1% in fee. |
| Credit Score | 650 minimum (mid FICO). |
| Prepayment Premium | None. |
| Rate Buydown | 1-point fee = .375% rate reduction (Maximum .75% rate reduction). |
| Underwriting Guidelines | |
| Down Payment | Must be sourced. Asset verification for down payment and 25% of SOI. |
| Heavy Rebuild / Add-Ons | Rehab proceeds > 50% of loan amount considered on a case-by-case basis. No ground up construction. |
| Appraisal Process | Contact your loan officer to learn about our streamlined process. |
| Impounds | None. |
| Foreign Investors | Eligible with proof of US Bank Account. |
| First time Investor and/or Buyer | Ineligible. |
A short-term, interest-only loan.
Designed for investors seeking short-term financing with no prepayment penalties.
Investor 1-4 (SFR, Condo, and 2-4 Units).
| Tier | Credit Score | Purchase LTV | Refinance LTV |
|---|---|---|---|
| Rates | Starting in the mid 8's | ||
| 1 | FICO ≥ 725 | 75% | 75% |
| 2 | FICO 700-724 | 75% | 75% |
| 3 | FICO 675-699 | 75% | 75% |
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| General Guidelines | |
|---|---|
| Purpose | Purchase and refinance transactions. |
| Loan Amounts | $75K - $2MM. Loans > $1MM = Max 70% LTV. |
| Term | 24 months, interest only. |
| Credit Score | 675 minimum. |
| Prepayment Premium | None. |
| Rate Buydown | 1-point fee = .375% rate reduction (Maximum .75% rate reduction). |
| Underwriting Guidelines | |
| Experience | First Time Investor MAX 65% LTV. |
| Income Verification | Simple documentation. |
| Down Payment | Must be sourced. |
| Appraisal Process | Contact your loan officer to learn about our streamlined process and cost. |
| Impounds | None. |
| Foreign Investors | 65% maximum LTV. |
A low LTV loan with easy credit requirements.
Designed for investors with derogatory credit issues and high equity seeking quick and easy credit qualification.
Loan Amounts up to $5,000,000. Max 50% LTV on purchases across all property types. Refinance transactions add .50% to the rate.
| Row | Details | Investor 1-4SFR, Condo, and 2-4 Units | Multi-Family and Mixed-Use5+ Unit Multi-Family and Mixed-Use | CommercialOffice, Retail, Warehouse, Self-Storage, and Automotive |
|---|---|---|---|---|
| Fixed Term | 30-Year | 30-Year | 30-Year | |
| LTV Max – Purchase | Max 50% | Max 50% | Max 50% | |
| Rates | Starting in the mid 8's | |||
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| Loan Programs | |
|---|---|
| Loan Amounts | $75K - $5MM. |
| Prepayment Penalty | 5-year declining prepay: 5%, 4%, 3%, 2%, 1%. |
| Prepay Buydown | Reduce 1 year by adding .375% fee. Min 1-year penalty. |
| Rate Buydown | 1-point fee = .375% rate reduction. |
| Investor 1-4 Guidelines | |
| Loan Amounts | $2MM max. |
| Experience | First time buyers are ineligible for investment 1-unit properties. |
| General Guidelines | |
| Refinance Transactions | Add .50% to the rate for all refinance transactions. |
| Rebates | 1-point rebate = .50% add-on to rate. Max rebate 1%. |
| Bankruptcy/NOD | Discharge 1 day. |
| Mortgage Lates | OK. |
| Title Seasoning | 1 day. |
| Income Verification | Simple documentation. |
| Appraisal Process and Fee | Contact your loan officer to learn about our streamlined process and cost. |
| Impounds | Required for property taxes and insurance. |
| Foreign Investors | OK. |
| Credit Score | No Minimum Required. |
Match your property type and strategy to one of the four programs.
Tell us the property, purpose, loan amount, and your credit tier.
Ask your loan officer about the streamlined appraisal process for your program.
Your loan is reviewed against the program's underwriting guidelines.
Commercial Investor Loans are four financing programs for real estate investors: the Commercial Flex Term Loan, the Commercial Investor AVR Loan, the Commercial Investor Flex I/O Loan, and the Fast Commercial Investor Loan. Each program has its own property types, terms, rates, and eligibility requirements, shown in its program section on this page.
Each program in the matrix is designed for a different investor goal:
A loan officer can review your scenario against each program's guidelines.
The Commercial Flex Term Loan and Fast Commercial Investor Loan cover three property categories: Investor 1-4 (SFR, Condo, and 2-4 Units); Multi-Family and Mixed-Use (5+ Unit Multi-Family and Mixed-Use); and Commercial (Office, Retail, Warehouse, Self-Storage, and Automotive).
The Commercial Investor AVR Loan and Commercial Investor Flex I/O Loan are shown in the matrix for Investor 1-4 properties (SFR, Condo, and 2-4 Units).
Mid FICO is the middle of your three credit bureau scores. The Commercial Flex Term Loan and Commercial Investor AVR Loan list a 650 minimum (mid FICO). The Commercial Investor Flex I/O Loan lists a 675 minimum, and the Fast Commercial Investor Loan lists No Minimum Required.
On every program, a 1-point fee = .375% rate reduction. On the Commercial Investor AVR Loan and Commercial Investor Flex I/O Loan, the maximum rate reduction is .75%.
Yes, with program-specific limits:
Impounds are required for property taxes and insurance on the Commercial Flex Term Loan and the Fast Commercial Investor Loan. The Commercial Investor AVR Loan and Commercial Investor Flex I/O Loan list Impounds: None.
The Commercial Flex Term Loan, Commercial Investor Flex I/O Loan, and Fast Commercial Investor Loan list Income Verification: Simple documentation. For the Commercial Investor AVR Loan, the matrix requires the down payment to be sourced, with asset verification for the down payment and 25% of the schedule of improvements (SOI).
Each program offers a streamlined appraisal process. Contact your loan officer to learn about the process and cost for your loan.
Rates are starting in the mid 8's. Your rate depends on your credit score, property type, loan amount, and transaction, and applicable adjustments (such as refinance, interest-only, loan size, rebate, buydown, or LTV adjustments). Starting rates are not Annual Percentage Rates (APR) or a guarantee of terms. Rates, terms, and guidelines are subject to change without notice, and all loans are subject to credit approval, underwriting, property eligibility, and appraisal. Request a quote for your scenario.
Yes. Both list a 5-year declining prepay: 5%, 4%, 3%, 2%, 1%. A prepay buydown can reduce 1 year by adding .375% fee, with a minimum 1-year penalty. The Commercial Investor AVR Loan and Commercial Investor Flex I/O Loan have no prepayment premium.
For both the Commercial Flex Term Loan and the Fast Commercial Investor Loan: add .50% to the rate for all refinance transactions.
On the Commercial Flex Term Loan and Fast Commercial Investor Loan, a 1-point rebate = .50% add-on to rate, with a max rebate of 1%.
No. It is designed for investors seeking lower payments on a long-term, fixed-rate loan with no balloon payment. The Long-Term Fixed option is a 30-year, fully amortized loan, and shorter terms are available.
Yes. The Interest Only Fixed option adds .25 to the rate, with 5 years I/O followed by 25 years of amortization.
For Investor 1-4 properties only, the rate is reduced by -.125 for every 5% below the LTV max (floored at 50%).
Yes. For Multi-Family, Mixed-Use and Commercial properties, add 50 bps to the rate on loans < $250K.
Purchase, Rate-Term Refinance, and Cash-Out Refinance.
It provides funds to improve or rehab properties. It is a short-term solution for improving property value and maximizing rental appeal, with a 1-year interest-only term and a 6 month extension available at 1% in fee.
Experience is presented in a schedule of completed projects including: Purchase Price, Cost of Improvements, Sale Price, Date Acquired, Date Sold. Loans > $1MM require a Level 1 investor.
The initial loan disbursement follows the matrix by experience level. A schedule of improvements is required, and inspection fees per draw apply. If applicable, a GC resume and license are required.
Additions are limited to a max of 500 SF added. Rehab proceeds > 50% of the loan amount are considered on a case-by-case basis. No ground up construction.
Yes. Mid-rehab refinance loan requests require current plans and permits. Refinance requests (all levels) allow a 70% max LTARV and 70% / 50% max LTC / initial disbursement.
The down payment must be sourced. Asset verification is required for the down payment and 25% of the SOI.
24 months, interest only, with no prepayment premium. Purpose: purchase and refinance transactions.
The minimum credit score is 675. Max LTV is 75% across all three tiers for purchase and refinance. Loans > $1MM = Max 70% LTV, and first time investors are limited to a max 65% LTV.
Rates are starting in the mid 8's. Pricing depends on your credit tier (FICO ≥ 725, 700-724, or 675-699) and whether the loan is a purchase or a refinance; refinance pricing is higher than purchase pricing.
$75K - $2MM for Investor 1-4 properties (SFR, Condo, and 2-4 Units).
Investors with derogatory credit issues and high equity seeking quick and easy credit qualification. It is a low LTV loan (max 50% LTV on purchases) with no minimum credit score required.
Tell us about your property and goals. A loan officer will review your scenario against the program guidelines.
