Real Estate Investors
Financing that reads the deal, not your pay stub
One application gives you access to private, institutional and specialty capital sources for investment property — whether you are renovating and selling, holding for rent, buying before you sell, or building from the ground up.
Programs for investors
Fix & Flip Loans
Buy it, renovate it, sell it. The purchase and the renovation budget financed together, with the renovation released in stages as the work is done.
See details →DSCR Loans
The property's rent is what qualifies the loan. Underwritten on the lease and the market rent rather than on your tax returns or W-2s.
See details →Hard Money Loans
Short-term financing secured by the property, arranged through private lenders who underwrite the asset and the exit rather than the borrower's income.
See details →Private Money Loans
Capital from private sources for investment property, where the file does not fit a bank's box but the deal itself makes sense.
See details →Bridge Loans
Close on the new property now and arrange the long-term financing after — for a purchase that cannot wait on a sale or a refinance.
See details →Ground-Up Construction
Land and build financed together, with the construction money released against completed work rather than handed over at closing.
See details →How investor financing differs from a mortgage
Most people arrive expecting the process they went through on their own home. It is a different product, and the differences are the part worth knowing before you apply.
The property carries the file
A consumer mortgage is underwritten on your income. Investor financing is underwritten on the asset — what it is worth now, what it will be worth after the work, and what it earns. Your income matters far less; the deal has to stand up.
It is built for a deadline
Investor lenders exist because auctions, contracts and 1031 clocks do not wait for a bank's committee. The trade-off is that this money is priced for speed and is short-term by design — the exit matters as much as the entry.
You are asked for an exit, not a life story
Every investor lender asks the same question in the end: how do I get paid back? A sale, a refinance into long-term debt, or the rent. A file with a clear, evidenced answer places; a file without one does not, however good the property looks.
It is usually held in an entity
Most investor programs lend to an LLC or a corporation rather than to you personally, often with a personal guarantee behind it. If the entity does not exist yet, that is normal and it is not a reason to wait before asking.
Questions investors ask
Do I need to show tax returns or W-2s?
On most investor programs, no. Fix and flip, bridge and hard money files are underwritten on the property, the budget and the exit; DSCR rental files are underwritten on the lease or market rent. What you will always be asked for is identification, entity documents, proof of funds for your share, and evidence of the exit. Which documents apply is set by the lender your file is placed with.
Can I do this as a first-time investor?
Yes, and several of our capital sources have programs written for it — but experience is one of the things a lender weighs, and a first file is usually looked at more closely on the budget and the contractor than a tenth file would be. Being straightforward about it helps: the desk can take a first-timer to the lenders who actually want them rather than the ones who do not.
What is the difference between hard money and private money?
In practice the terms overlap and are often used interchangeably. Both describe short-term financing secured by the property and funded outside the banking system. "Hard money" usually implies a more programmatic lender with published criteria; "private money" often implies a more discretionary source that will look at a file a program lender would decline. We place both.
How quickly can this close?
Qualifying transactions may be able to close in as little as 24 to 48 hours, but that assumes a complete file and clear title, and it is never guaranteed. Title problems, an appraisal, an entity that has to be formed or a missing payoff statement are the usual reasons a file takes longer than the borrower expected.
Do you lend on my property yourself?
No. Biscayne Lending is a financing company that arranges financing through its private funding network and other capital sources; we are not the creditor on your loan. The lender or funding source on your transaction is named to you in writing before you sign.
Tell us about the property
A few questions about the deal and we will tell you plainly whether it is placeable, and roughly what it looks like.
Get prequalified