About us

For investors with a deal on the clock.

Fund Your Deal gets business-purpose loans funded for real estate investors who already have a property in play: under contract, half-renovated, ready to build or ready to refinance out. Fund Your Deal is an associate of a licensed lender. Investment property only.

Who it’s for

You found the deal. Now the money has to keep up.

This site is built for six moments. Each one points to a different kind of loan, and each loan moves on its own timeline.

Under contract, closing date set
A fix and flip loan or a hard money loan covers the purchase and the renovation in one short-term loan, sized on what the house will be worth after the work.
Buying before the long-term loan is lined up
A bridge loan lets you close now and sell or refinance later. Lenders size it on the property and on a believable exit.
Renovating a house you plan to keep
BRRRR financing pays for the purchase and the rehab first, then a rental loan replaces it once the house is rented.
A lot, a set of plans and a builder
A ground-up construction loan releases the build budget in draws as each stage passes inspection.
Rehab finished, tenant moving in
Refinance out into a rental loan that qualifies on DSCR (debt service coverage ratio): the property’s monthly rent divided by its total monthly payment. DSCR loans look at the house, not your pay stubs, and a cash-out refinance can pull your cash back out.
Keeping it as a rental, or several of them
Short-term rental loans for nightly-stay homes, and portfolio loans that put a group of rentals under one loan.

Not sure which one you’re in? Line up every program by what you plan to do with the property.

The lender behind the loan

One company on your side of the table.

Fund Your Deal is an associate of a licensed lender. In practice, that means you have one point of contact at Fund Your Deal for the whole deal: the first call, your written terms, the list of documents and the push to close on time.

The licensed lender underwrites the loan and makes the credit decision. Its name appears on your loan documents as the lender of record, and every loan is subject to its underwriting and approval.

Fund Your Deal handles: The first call, your terms in writing, the document list and keeping the closing timeline on track.
The licensed lender handles: Underwriting, the credit decision and the loan itself, as the lender of record named on your documents.

Deal-first principles

Five rules we work by.

01The property comes before the paperwork.
Investor loans are sized on the asset: the price, the rehab budget, the after-repair value, the rent and the exit. So those are the first questions we ask, and applying takes about 60 seconds, mostly taps, with no tax returns to upload.
02Every deal has one number that decides it.
On a flip it’s usually the after-repair value. On a rental it’s the rent against the payment. On a contract it’s the closing date. Finding that number early tells you whether the deal works before you spend money on inspections and appraisals.
03A figure without a date is a guess.
Rates and limits on this site are ranges that lenders published, with the month they were pulled and the source listed under each page. They show where the market sits. Your own numbers arrive in writing, after the call. The rates page keeps the current ranges.
04Costs go on paper before you commit.
Rate, points, lender fees and any prepayment terms come with your written terms, so the settlement statement holds no surprises.
05A fast no beats a slow maybe.
If a deal doesn’t fit a business-purpose loan, you should hear that on the first call, not after a week of uploads. That leaves you time to find other money while the contract is still alive.

Limits

What we won’t do.

The occupancy line comes from federal Truth in Lending commentary. Credit to buy, improve or maintain rental property that isn’t owner-occupied is treated as business purpose. But if the owner plans to spend over 14 days there during the next year, the property stops counting as non-owner-occupied.

Fund a property you or a relative will occupy
Living upstairs in a duplex and renting out the downstairs counts too, as does a vacation place you’ll use yourself. Those loans belong with a residential mortgage lender, under the consumer rules that come with them.
Make personal or consumer loans
Every loan is for a business purpose: buying, fixing, building or holding investment property.
Promise approval, a rate or a closing date up front
Each loan goes through the licensed lender’s underwriting. Published ranges and lender timelines are a guide, not a quote.
Pull your credit so you can apply
The form asks for a rough range. You’re told before any credit check happens later in the process.
Act as your CPA or attorney
Happy to walk through how an LLC, a seasoning rule or a 1031 deadline changes the loan. The entity and tax decisions are for your own advisers.

Before you call

Run the deal yourself first.

The math lenders use is on this site, free: the fix and flip calculator for profit and cash to close, the BRRRR calculator for what comes back at the refinance, and the DSCR calculator and rental cash flow calculator for the hold. If a term on your sheet is new to you, the glossary defines it, and our guide to closing fast covers what sets the timeline.

Want the step-by-step version? Read how it works, check the disclosures, or send us a message.

Straight answers

Questions about Fund Your Deal

Who makes the loan when I work with Fund Your Deal?

Fund Your Deal is an associate of a licensed lender. Fund Your Deal is your point of contact from the first call to the closing, and the licensed lender underwrites the loan and makes the credit decision. Your loan documents name the lender of record. Every loan is subject to that underwriting and approval.

What does deal-first mean in practice?

It means the conversation starts with the property and its deadline, not with your income. The first questions cover the price, the rehab, the after-repair value or the rent, and the closing date. Investor loans are sized on those numbers, so knowing them early tells you whether the deal can be funded on time.

Do I need experience to work with Fund Your Deal?

Not always. Several flip lenders, including Roc Capital, Civic and New Silver, published no minimum experience in October 2026, though track record changes leverage and rate. Rental loans usually require none. New construction is stricter: lenders such as LendingOne, Roc, Civic and Lima One usually look for one finished ground-up build within roughly three years.

Can Fund Your Deal finance a house I’m going to live in?

No. Fund Your Deal only funds property held as an investment, where no one in your household or family will be living. A house you’ll occupy, a unit you’ll live in while renting out the others, and a second home you’ll use are all off the table. For any of those, start with a residential mortgage lender.

Why does the site lead with flips, bridge and construction loans?

Because those are the loans with a clock on them: a contract closing, an auction deadline, a contractor waiting on a draw. Rental loans still matter here, as the way out of a project. Once the work is done, a rental loan lets you refinance out, keep the property and often pull cash back out.

Are the rates and terms on this site an offer?

No. They are ranges lenders published on their own program pages, each with the date pulled and the source listed. They show the market, not your deal. Your rate, leverage and fees turn on the house, your credit score and the deals you’ve done before, and they reach you in writing after you talk to a loan specialist.

Got a deal in hand?

About 60 seconds to apply, no credit pull to apply, and a loan specialist on the phone with you.

Fund My Deal

Where these numbers come from (12)Checked October 26, 2026

Each rate, limit, fee and timeline on this page is a range we took from lender rate sheets, published program terms and public lending data, dated as listed. Read them as a picture of the market rather than a quote. What a lender offers on your deal turns on the house itself, your credit score and how many projects you have finished.