Bridge loans for investment property
Short term financing on stabilized and transitional Texas assets where no renovation is required. Close before someone else can, unlock trapped equity, retire a maturing note, or season a property until it qualifies for permanent debt.
Who this is for
Investors who need flexibility on a property that does not need construction. The buyer on an off market fourplex with a short fuse contract. The owner whose bank loan matures before the agency refinance can land. The landlord sitting on an unencumbered rental who wants the equity working on the next deal instead of sleeping in the walls.
What we underwrite
Value, income and exit. On a purchase, the value is the appraisal, and the advance is against the lower of price and value. On a refinance it is the appraisal alone. In-place rent matters because it demonstrates the property can carry itself, and because it is what the takeout lender will size against. And the exit is the part that actually gets scrutinized: a bridge loan is defined by what replaces it.
Because nothing is being renovated, these files are simple. No budget review, no draw schedule, no inspections. In a clean file the only real path items are appraisal and title.
What we need from you
- Address, contract or deed, and access for the appraiser
- Current rent roll and leases, if the property is occupied
- Existing loan payoff statement, on a refinance
- Documented business or investment use of proceeds, on a cash out
- Entity documents and proof of liquidity
- Your exit, and the arithmetic that supports it
Where bridge debt goes wrong
Almost always the same way: the borrower treats the maturity date as a formality. Extensions exist and are routinely granted on progressing projects, but they are granted, not owed. Six weeks before maturity is the moment to have the refinance in process, not to start the conversation. We will start it with you.
Bridge loans, specifically
When does a bridge loan beat a conventional loan?
Four situations. You need to close faster than a bank can underwrite. The property or the borrower does not yet fit a conventional box: recent purchase, no seasoning, a partial vacancy, an entity structure a bank dislikes. You are pulling equity out for a business or investment use and speed is worth more than rate. Or existing debt is maturing and the permanent takeout needs another few months of runway.
Can I take cash out?
Yes, up to roughly 70% of value on an investment property, with the use of proceeds documented as a business or investment use: the down payment on the next acquisition, capital into an operating business, retiring other business debt. Cash out on a business purpose loan cannot fund personal, family or household expenses; that is a legal line, not a preference.
What if I bought the property with cash?
That is delayed financing, and it is one of the cleanest files we see. You bought at auction or all-cash to win the deal, and now you want your capital back to do it again. We can refinance shortly after acquisition without the seasoning period a conventional lender would impose, using the purchase price or the appraised value depending on the circumstances.
Is there a prepayment penalty?
No prepayment penalty after month three. There is typically a minimum interest period of three months, which protects the economics of a loan that costs real money to originate. If your exit lands inside that window, tell us up front and we will structure for it rather than surprise you with it.
Do you require the property to be occupied?
No. Vacant, partially occupied and tenant-occupied properties all work, though leverage and pricing vary. A vacant building with a signed lease starting in thirty days is underwritten differently from one with no leasing activity. What we do require is that the property is not occupied by you or your family, because these are business purpose loans.
How do I get out of it?
Same three ways as everything else: sell, refinance into a DSCR rental loan, or refinance into bank or agency debt through our capital markets desk. We underwrite the exit before funding, which means we have already checked whether the property’s rents support the takeout you are counting on.
Every deal gets a real answer
Tell us the property, the plan and the number you need. A credit officer reads it and tells you what it will support.
- Texas hard money. A term sheet from the people who fund the loan.
- Commercial, all 50 states. Quotes from the desks that cover your asset.
- Outside the box? A straight reason, and usually a name that does fund it.