Certified in getting you outInvestor Take Out ExpertHard money and bridge exits into 30 year DSCR loans

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.

Run my take out numbers Talk to Irving today

80%Cash out LTV, 700+ credit

0Seasoning with a prepay

24 hrPre approvals

10 dayClosings on clean files

Why investors get stuck

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.

Hard money extension1 to 2 points plus 10 to 12% rate

Bank refinance30 to 45 days, tax returns, seasoning

Voltage DSCR take outAs little as 10 days, no tax returns

Rates and fees shown for comparison only and vary by lender. Not a rate quote.

How the take out works

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.

Take out calculator

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.

Take out refinance estimate

Business purpose, 1 to 4 units

Estimated property value

Use today's value. We'll order the appraisal.

Current loan balance (all liens)

Include hard money, bridge or second liens being paid off.

Property type

Credit score

Property address (optional)

Balloon / maturity date (optional)

Monthly rent (optional)

Estimated cash out$0

…

Max new loan$0

Program cap80% LTV

Your current LTV0%

Equity in the property$0

Name

Mobile

Estimate before closing costs and reserves. Rent coverage can lower the cap: DSCR between 0.75 and 0.99 reduces LTV by 5% with a 70% ceiling. Not a commitment to lend.

The 10 day timeline

What happens after you say go.

DAY 0

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.

DAYS 1 TO 2

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.

DAYS 3 TO 8

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.

DAYS 9 TO 10

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.

Have these ready

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 slot

Take out FAQ

The 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.

Just funded

Real deals, closed.

No stock photos, no made up numbers. These are files Irving structured and closed. Client names left out on purpose.

DSCR purchase · Harbor City, CAFunded Sept 2026

$659,000 duplex, 8.7% down, no prepayment penalty.

A licensed contractor buying a two unit property to renovate and add square footage. Structured as an interest only DSCR purchase with no prepayment penalty, so he can sell or refinance the second the work is done. No seasoning required on the refi afterward.

8.7%Down payment

$0Prepayment penalty

0 moSeasoning to refi

$1.1MProjected ARV

Figures from a closed transaction. Terms depend on credit, property, reserves and program guidelines at the time of application. Not an offer of credit.

Your deal next

Send the address and the goal. Irving structures it the same day.

Purchase, cash out, take out or flip. Text the property and what you're trying to do, and you'll get back a structure with the LTV, the reserves and the exit, not a rate sheet.

Text Irving the deal Book a call

Or email irving.arreola@homemac.com with the address, purchase price or balance, and the rent.

The balloon is on their clock. The take out is on ours.

Send the numbers or book a call and we start today.

Run my numbers Apply now