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Complete Guide to All 20 Loan Programs

MoneyMatcher connects you with lenders for every type of real estate investment loan. Here's your complete guide to each program.

Quick Quotes (2 Minute Forms)​

🏠 DSCR Rental Loans​

Best for: Buy-and-hold investors, rental property owners

RequirementTypical Range
Min DSCR1.0 - 1.25
LTVUp to 80%
Credit Score620+
ExperienceNot required

Qualifying Factors: Property cash flow covers debt payments. No personal income verification needed.

Pro Tip: A DSCR of 1.25 or higher gets you the best rates.

🔨 Fix-and-Flip Loans​

Best for: House flippers, renovation investors

RequirementTypical Range
LTCUp to 90%
LTV (ARV)Up to 75%
Credit Score620+
Term12-18 months

Qualifying Factors: Purchase price, ARV (after repair value), rehab budget, your flip experience.

Pro Tip: First-time flippers can still get funded with strong deals and good credit.

🌉 Bridge Loans​

Best for: Quick closings, value-add plays, transitional financing

RequirementTypical Range
LTVUp to 75%
Credit Score620+
Term6-24 months
Close Time7-14 days

Qualifying Factors: Exit strategy, property value, timeline.

Pro Tip: Have a clear exit plan (sale or refinance) before applying.

💵 Hard Money Loans​

Best for: Speed, credit challenges, unique situations

RequirementTypical Range
LTVUp to 70%
Credit ScoreNo minimum
Term6-36 months
Close Time3-7 days

Qualifying Factors: Property equity only. Asset-based underwriting.

Pro Tip: Higher rates but fastest funding. Perfect for auction buys.

⚡ Expedited Close​

Best for: Contract deadlines, auctions, rescue situations

RequirementTypical Range
LTVUp to 65%
Credit ScoreNo minimum
Close Time2-7 days

Qualifying Factors: Property value, urgency, cash to close.

Pro Tip: Expect higher points but it saves your deal.

🆘 Lost Funding Rescue​

Best for: When another lender falls through

RequirementTypical Range
LTVUp to 65%
Credit Score550+
Close Time2-5 days

Qualifying Factors: Original commitment, reason for fallout, property value.

Pro Tip: Bring your existing appraisal - many rescue lenders accept recent reports.

Full Service (3-5 Minute Forms)​

🏗️ Construction Loans​

Best for: Ground-up builds, spec homes, development

RequirementTypical Range
LTCUp to 85%
LTV (Completed)Up to 75%
Credit Score680+
ExperiencePreferred

Qualifying Factors: Land ownership, plans, permits, construction budget, builder experience.

Pro Tip: Draw schedules typically release funds at milestones (foundation, framing, etc.)

💰 Cash-Out Refinance​

Best for: Pulling equity, accessing capital for new deals

RequirementTypical Range
LTVUp to 75%
Credit Score660+
Seasoning3-6 months

Qualifying Factors: Current property value, mortgage balance, use of funds.

Pro Tip: Wait for seasoning requirements before applying.

🔄 BRRRR Combo Loans​

Best for: Buy, Rehab, Rent, Refinance, Repeat strategy

RequirementTypical Range
Initial LTCUp to 90%
Refi LTVUp to 75%
Min DSCR1.0 on refi
Seasoning3-6 months

Qualifying Factors: Purchase, rehab budget, ARV, target rent.

Pro Tip: Some lenders offer single-close BRRRR products.

🏡 Construction-to-Perm​

Best for: Build-to-rent, owner occupant builds

RequirementTypical Range
LTCUp to 80%
Perm LTVUp to 75%
Credit Score680+

Qualifying Factors: Build cost, lot value, target rent or income.

Pro Tip: One-close saves thousands in closing costs vs. two separate loans.

Specialty Products (Complex Deals)​

🌍 Land Loans​

Best for: Lot acquisition, land banking

RequirementTypical Range
LTVUp to 50%
Credit Score680+
Term12-24 months

Qualifying Factors: Acreage, zoning, utilities, development plan.

Pro Tip: Higher down payments required - bring 50%+.

📐 Horizontal Development​

Best for: Subdivision, infrastructure, lot development

RequirementTypical Range
LTCUp to 65%
Credit Score700+
ExperienceRequired

Qualifying Factors: Land cost, infrastructure budget, lot count, presales.

Pro Tip: Pre-selling lots to builders dramatically improves approval odds.

🏬 Mixed-Use​

Best for: Retail/residential combo, live/work spaces

RequirementTypical Range
LTVUp to 75%
Min DSCR1.2
Credit Score680+

Qualifying Factors: Commercial %, residential %, combined NOI, occupancy.

Pro Tip: Keep commercial under 40% for best rates.

🏢 Multifamily Value-Add​

Best for: Apartment renovation, rent increases

RequirementTypical Range
LTCUp to 80%
Credit Score680+
Term2-3 year bridge

Qualifying Factors: Unit count, current vs. pro forma rents, capex budget.

Pro Tip: Strong pro forma underwriting is key - show your rent comparables.

🏛️ Commercial Bridge​

Best for: Office, retail, industrial stabilization

RequirementTypical Range
LTVUp to 75%
Min DSCR1.0 going in
Credit Score680+

Qualifying Factors: Asset type, current NOI, stabilization plan, exit.

Pro Tip: Clear path to permanent financing is critical.

📄 No-Doc Loans​

Best for: Self-employed, complex income, asset-rich borrowers

RequirementTypical Range
LTVUp to 60%
Credit ScoreNo minimum
AssetsRequired

Qualifying Factors: Property value only, liquid assets for reserves.

Pro Tip: Bring bank statements showing liquidity even if not required.

✈️ EB-5 Visa Loans​

Best for: Foreign investors seeking US residency

RequirementTypical Range
Investment$800K-$1.05M
Jobs Created10+ per investor

Qualifying Factors: Regional center, TEA designation, job creation plan.

Pro Tip: Work with immigration attorney alongside lender.

👥 Syndication Loans​

Best for: Group investments, fund capital calls

RequirementTypical Range
LTVUp to 75%
LP CountVaries
Sponsor TrackRequired

Qualifying Factors: Sponsor experience, LP verification, SEC compliance.

Pro Tip: Strong sponsor track record is the #1 factor.

🏭 Industrial Rehab​

Best for: Warehouse conversion, flex space

RequirementTypical Range
LTCUp to 75%
Credit Score680+

Qualifying Factors: Square footage, current use, target use, environmental.

Pro Tip: Phase I environmental is almost always required.

🛒 Retail Repositioning​

Best for: Strip mall renovation, tenant remix

RequirementTypical Range
LTVUp to 70%
Min DSCR1.2
Credit Score680+

Qualifying Factors: Occupancy, tenant mix, anchor status, capex plan.

Pro Tip: Signed LOIs from new tenants dramatically help approval.

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