On hard money and need to refi before the balloon?
Every month you sit in a 10 to 12% bridge loan costs you real money, and the balloon doesn't care if the appraisal is late. We refinance investors out of hard money into a 30 year DSCR loan off the appraised value, with no tax returns and no seasoning games. Pre approval in 24 hours. Closings in as little as 10 days on clean files.
Most bridge lenders don't do the exit. We do.
The lender who funded your flip wants to be paid off, not to hold a 30 year note. Banks want two years of tax returns and 12 months of seasoning. That gap is exactly where investors lose deals, pay extension fees, or get forced to sell.
Rates and fees shown for comparison only and vary by lender. Not a rate quote.
Appraised value in. Hard money out. Cash flow stays.
Appraised value, not purchase price
We lend on what the property is worth today, even inside 12 months of purchase. Your rehab receipts stop being a problem.
Rent qualifies the loan
Lease or market rent survey covers the new payment. No W2s, no tax returns, no DTI. Below 1.0 coverage is still lendable on the No Ratio program.
No seasoning with a prepay
Take a prepayment penalty and there is zero seasoning on the cash out. Without one, six months from your existing note date to the new closing.
Close in your LLC
Entity vesting is standard. Personal guarantee, LLC docs, done. The next purchase stays clean.
| Credit score | Max cash out LTV, 1 unit | Max cash out LTV, 2 to 4 units |
|---|---|---|
| 720+ | 80% | 75% |
| 700 to 719 | 80% | 75% |
| 680 to 699 | 75% | 75% |
| 660 to 679 | 75% | 75% |
| 640 to 659 | 70% | 70% |
Program caps for loans $100,000 to $1,000,000 with six months reserves. Rent coverage between 0.75 and 0.99 reduces LTV by 5% with a 70% ceiling. Short term rentals allowed with a 5% reduction. Cash out on investment property is business purpose only. Not a commitment to lend.
How much comes back to you after the payoff?
Enter today's value, everything being paid off, and your credit range. If you know the balloon date, add it and Irving will work backward from it.
What happens after you say go.
Numbers and pre approval
Send the calculator or call. Irving structures the loan and you have a pre approval and loan estimate within 24 hours.
Application, disclosures, appraisal ordered
12 minute online application, e sign, and the appraisal goes out the same day. This is the long pole, so it goes first.
Title, payoff demand, underwriting
We order the payoff from your hard money lender, clear title, and the underwriter reviews rent, credit and reserves. Conditions clear as they come in.
Sign and fund
Closing docs signed, hard money paid off, cash out wired. On a clean file with docs and signed forms in on time, this is the pace.
- Current hard money or bridge loan statement with the maturity date
- Lease, or rent roll for 2 to 4 units. Vacant is fine, we use market rent
- Photo ID and two months of bank statements for reserves
- LLC formation docs and operating agreement if vesting in an entity
- Insurance declaration page and HOA contact if any
- Rehab receipts if you finished work in the last 12 months. Helpful, not required
Inside 45 days of your balloon?
Skip the form. Call or text Irving directly and we start the appraisal today.
(424) 599-0402 · irving.arreola@homemac.com
Book the next open slotThe questions we get on the first call.
I bought it three months ago. Can I really cash out now?
Yes. With a prepayment penalty there is no seasoning requirement, and we lend on the appraised value rather than your purchase price. Without a prepay, the rule is six months from your existing note date to the new closing.
The property isn't rented yet.
We can use market rent from the appraiser's rent survey with a small LTV reduction. On 2 to 4 units, one vacant unit is fine on a refinance.
The rent doesn't fully cover the new payment.
Coverage between 0.75 and 0.99 is still lendable at a slightly lower LTV, and interest only is available up to 80% to lift the coverage. Below 0.75, the No Ratio program may still work.
What if my balloon is in two weeks?
Call today. We order the appraisal immediately and run everything in parallel. If the date is truly unreachable, we'll tell you straight and help you negotiate a short extension with your current lender while the take out closes.
Do you check my income?
No. DSCR qualifies on the property's rent, credit score and reserves. No tax returns, W2s or DTI.
Which states?
We lend nationwide as a direct lender. New York and Vermont are not available. A few local restrictions apply in Illinois, Maryland and Pennsylvania.
The balloon is on their clock. The take out is on ours.
Send the numbers or book a call and we start today.