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Loans for real estate investors and commercial property owners

Rental property mortgages, fix-and-flip, bridge, construction and commercial real estate loans. We fund some deals ourselves and place others with lenders we work with, so one submission gets your deal looked at both ways.

Send us your deal Size your deal first

Business-purpose loans on investment and commercial property. We do not lend on homes people live in.

A stepped tower drawn as a capital stack: Your equity, Rehab and reserves, Senior loan
  1. Your equityThe cash you bring to the deal.
  2. Rehab and reservesReleased as the work gets done.
  3. Senior loanSecured by the property.

Start with the property

Investor loans Flips, bridge and new construction Short-term money to buy, renovate or build, plus DSCR and portfolio loans when you are ready to hold. Fix-and-flip loans, Bridge loans, Ground-up construction, DSCR rental loans, Rental portfolio loans See investor loans Rental mortgages 1–4 unit rentals you hold Long-term loans to buy or refinance single-family rentals, condos and 2–4 unit buildings, including cash-out and DSCR. Rental purchase mortgages, Rate-and-term refinance, Cash-out refinance, DSCR mortgages, Short-term rental mortgages See rental mortgages Commercial loans Apartment buildings and commercial property Multifamily, mixed-use, retail, office, industrial and self-storage, from bridge and construction to stabilized loans. Multifamily bridge loans, Commercial bridge loans, Construction and heavy rehab, Stabilized and refinance loans See commercial loans

Our money, or a lender that fits better

Every lender has a box: property types, loan sizes, states, how much renovation it will fund. A deal that sits outside one lender’s box can sit squarely inside another’s.

We fund some loans ourselves. When a lender we work with is a better match on terms or fit, we place the deal there instead. You send it once, and we tell you which route makes sense.

When we fund it

Empire Lending Group is the lender on your term sheet and loan documents.

When we place it

The lender is named on your term sheet. Any fee we are paid for arranging the loan is disclosed before you sign.

When neither fits

We tell you so, and why, instead of stringing the deal along.

How a loan gets done

  1. Send the deal

    Address, price or value, the loan amount and your plan. Add the renovation budget and rents if you have them.

  2. We review it

    We look at the property, the numbers and the exit, then tell you whether we can fund it, place it or neither.

  3. Term sheet

    If it works, you get a term sheet with the rate, fees, leverage and the name of the lender.

  4. Underwriting

    Appraisal or valuation, title, insurance, and documents for you and your entity.

  5. Closing

    You sign the loan documents and funds go out through the title company or closing attorney.

Run the numbers before you send them

Our free deal calculator works out the ratios lenders look at first. It runs in your browser, and nothing you type is sent to us.

Open the deal calculator

Loan-to-cost
The loan as a share of purchase price plus renovation.
Loan to after-repair value
The loan as a share of what the property should be worth when the work is done.
DSCR
Rent divided by the monthly payment, taxes, insurance and dues.
Debt yield
Net operating income as a share of the loan, for commercial property.

Questions borrowers ask first

Do you lend on a home I live in or plan to live in?

No. Every loan we make or arrange is a business-purpose loan on investment or commercial property. We do not make or arrange loans on owner-occupied homes, including a unit in a 2–4 unit building you live in, or for personal, family or household use. Our rental property mortgages are for properties you rent out.

Are you a direct lender or a broker?

Both. Some loans we fund ourselves. When another lender is a better fit for the property type, size, location or pricing, we place the loan with a lender we work with. Your term sheet names the lender, and any fee we are paid for placing the loan is disclosed before you sign.

What rates and leverage do you offer?

It depends on the property, the plan, your experience and where the deal is. We do not publish rates because a posted rate rarely matches a real deal. Send the deal and we will tell you what we can do.

Do I need to borrow through an LLC?

Most business-purpose loans close in the name of a business entity such as an LLC or corporation. We will tell you what your deal requires.

All questions

Send us the deal

Tell us about the property and what you need. The more numbers you include, the more useful our answer will be.

Prefer to check the numbers first? Use the deal calculator.

Add more details

Business-purpose loans on investment and commercial property only. We use what you send to review your request and contact you about it, as described in our privacy policy. Sending this form is not a loan application or a commitment to lend.