Investment Property Loans
You found the deal. The bank wants two years of tax returns.A bank gives you an answer. As your loan broker, I give you options.
The numbers work. The rent covers the payment, or the rehab budget is tight and the resale is real. Then the loan officer slides a checklist across the desk and your write-offs suddenly count against you. I’m Kevin Kermeen, and I place investment property loans for investors who are done waiting on one loan committee. One application puts your deal in front of the right capital partners from my network of 200+, with real estate investor loans and rental property loans built around the property, the plan and the exit. Investment property financing should look at the deal, not just your last two tax returns. DON’T beg the bank!
7 days a week (Arizona Time)
- 200+capital partners
- $150,000program minimum
- 6investor programs
- 3 to 5 daysfor term sheets
Choose Your Investment Property Loans Program
Six strategies, six different investment property loans. Tap the one that sounds like your deal to learn how it works, or jump straight into the application with that program already selected.
DSCR Loans
Best for: Buying or refinancing a rental
The rent does the talking. Capital partners look at whether the property pays its own way, not only at your tax returns.
Fix and Flip Loans
Best for: Buying a property to renovate and sell
Short-term money for the purchase and the rehab, with a clear exit when the work is done and the property sells.
BRRRR Loans
Best for: Renovating to rent, refinance and repeat
Fund the buy and the rehab, then refinance into long-term rental debt so your cash can move to the next deal.
Buy and Hold Loans
Best for: Holding rentals for the long run, one or many
Long-term rental debt for investors building a portfolio, including several rentals under one loan.
Investment Property Foreclosure Bailout
Best for: Behind on an investment property note
A refinance plan to pay off a defaulted note before the sale date, for investment property only.
Duplex, Triplex and Fourplex Loans
Best for: Buying or refinancing a duplex, triplex or fourplex
Small multi-unit rentals financed as investments, often qualified on the rent from every unit.
Not sure which one?
Best for: deals that do not fit one box
Take the 30-second program finder below, or call me and tell me the deal. I will tell you which of my investment property loans fits, and why.
On This Page
Which Real Estate Investor Loans Fit You?
Answer one or two questions. The program finder points you to the real estate investor loans and investment property loans that match your plan, then opens the right page or the application with that program preselected.
What do you want this property to do?
Pick the closest fit.
How many properties go in this loan?
One rental, or several at once?
Your program
Compare the six investment property loans side by side
| Program | Built for | What the decision leans on | How the loan usually ends |
|---|---|---|---|
| DSCR | One rental, purchase or refinance, including cash-out | Rent compared to the full monthly payment | Long-term hold or a future sale |
| Fix and Flip | Buy, renovate and sell | Purchase price, rehab budget, after-repair value, experience | Sale of the finished property |
| BRRRR | Buy, rehab, rent, refinance, repeat | Rehab plan now, after-rehab rent later | Refinance into long-term rental debt |
| Buy and Hold | Long-term rentals, one or several | Cash flow across the properties, reserves, track record | Long-term hold |
| Foreclosure Bailout | Investment property behind on its note | Equity, full payoff, sale date and your plan | Refinance or sale on your terms |
| Duplex, Triplex and Fourplex | A building with two, three or four rental units | Rent from every unit, condition and your plan | Long-term hold, a refinance or a sale |
Rates, leverage and terms on investment property loans are set by each capital partner, depend on the property, your credit and the deal, and are explained in writing before you commit. Want to test the numbers first? Run them in my free calculator below.
Run your numbers before you apply
Rent, payment, cash flow and return on cash in one place, so your investment property financing starts with real numbers. Then bring the result when you call me about investment property loans.
Investment Property Financing Stories You Might Be Living
Every investor who calls me about investment property loans has lived a version of one of these. If yours sounds familiar, you are not out of options. You are just talking to the wrong lender.
DSCR
The rental that pays for itself, and the bank still says no
You found the deal, but the bank wants two years of tax returns. The property is leased, the rent covers the payment with room to spare, and you have done this before. But your returns are full of legitimate write-offs, so on paper you look like you barely earn a living. The loan officer is polite. The answer is still no.
What changes when you bring it to me: With DSCR investment property loans, many of my capital partners look at the rent first. If the property carries its own payment, the conversation changes from what your tax return says to what the rental does. I match the file to the partners whose guidelines fit your credit, your reserves and the property, then you compare real options.
FIX AND FLIP
The house needs a roof, and the bank needs a house that does not
You found the ugly house on the right street. You know what it will sell for after the kitchen, the roof and the paint. The seller wants a close date, not a conversation, and the bank will not lend on a property it calls uninhabitable.
What changes when you bring it to me: Short-term fix and flip investment property loans are built for this. Some capital partners size the loan on the after-repair value, and some only on what you pay plus the rehab. I know which is which, so your deal goes where the math makes sense. Some loans are approved and funded in 24 to 72 hours on select programs, and I will tell you at the start whether yours is one of them.
Apply for fix and flip loans or see how fix and flip loans work
BRRRR
Your cash is stuck in the last deal
You bought it, rehabbed it and rented it. It is a great property. And every dollar you had is now sitting inside its walls while the next deal is on the market this week.
What changes when you bring it to me: BRRRR investment property loans work best when the refinance is planned on the day you buy. I line up the short-term loan and look ahead to the long-term rental loan, so the after-rehab value and the new rent can pull your cash back out for the next property. No guesswork about the second loan after the first one closes.
BUY AND HOLD
Ten rentals, ten loans, ten payment dates
You are building something. Every new door means another application, another appraisal, another statement to track. Your bank has told you that you own enough real estate, as if there is a limit on doing well.
What changes when you bring it to me: Long-term investment property loans can grow with you. Depending on the properties and the partner, rentals can be financed one at a time or grouped under one loan with one payment. I look at your whole portfolio, your reserves and your track record, then show you the structures that fit where you are going.
Apply for buy and hold loans or see how buy and hold loans work
FORECLOSURE BAILOUT
The notice came, and the date is on the calendar
A tenant stopped paying, a rehab ran long or a note came due at the worst time. Now there is a notice of default on an investment property and a sale date that does not care about your reasons. You are embarrassed to call anyone. Your bank already said no.
What changes when you bring it to me: This is exactly when you should call. A foreclosure bailout is one of the investment property loans built for this moment: a refinance that can pay off the defaulted note if there is enough equity and a realistic plan. The sale date, the full payoff and how the property gets back on track decide what is possible, so the sooner I see the file, the more doors stay open. Investment property only.
Apply for foreclosure bailout loans or see how foreclosure bailout loans work
Recently Funded Investment Property Loans
Real investor deals from my desk. Every deal is different, and yours starts with a conversation.
☂️ Banks hand out umbrellas when the sun is shining, not when you are weathering the storm.
7 days a week (Arizona Time)
How Investment Property Loans Work With Me
One conversation, one application and a broker who stays on your investment property loans file until it closes. Here is the path from your first call to the closing table.
- You call or apply. Call Kevin 7 days a week (Arizona Time) at (480) 915-8690, or start the investment property loan application. Estimates are fine. Tell me the real story behind the investment property loans you need, including the part that worries you.
- I review your file personally. I read it the way a capital partner will, find the questions before they ask them, and tell you straight if something needs fixing first.
- I match the deal. I take one complete file to the capital partners from my 200+ network whose guidelines fit your property, your strategy and your profile. You do not apply over and over.
- You compare term sheets. 3 to 5 days
Expect term sheets in 3 to 5 days. I walk you through each one in plain English: payment, costs, conditions and prepayment terms. - Appraisal and underwriting. The property is valued, with a rent or after-repair analysis when the program needs one, and I keep the file moving and you informed.
- You close and move on. Days, not months
Investor loans like these close in days, not months, and some loans are approved and funded in 24 to 72 hours on select programs. Then you get back to the next deal.
7 days a week (Arizona Time)
What You Will Need for Rental Property Loans and Investor Programs
Have these ready and your investment property loans file can go to the right capital partners without anyone asking you twice. Do not have everything yet? Start anyway. You can upload the rest after you apply.
Every investor program
- Property address, type and number of units
- Purchase contract if you are buying, or a mortgage statement if you are refinancing
- Property photos
- Your LLC or corporation documents, if you own through an entity
- Last two months of bank statements for cash to close and reserves
- A credit report with scores, and a government ID
- A personal financial statement and a schedule of real estate you own
Rental property loans: DSCR and buy and hold
- Rent roll and current leases, or the expected market rent
- Annual property taxes, insurance and any HOA dues
- 12 months of income and expenses on a rental refinance
- Cash-out amount and what it is for, if you want one
Fix and flip and BRRRR
- Rehab budget and scope of work
- Your estimate of the after-repair value
- Projects you have finished or sold in the last three years
- Your exit: sell, or refinance into a rental loan, with the expected rent
Investment property foreclosure bailout
- Notice of default or notice of sale, with the sale date
- The full payoff, including arrears and fees
- Other liens and any past-due property taxes
- A short explanation of how it fell behind and your plan going forward
Rental property loans and other investor programs here are for investment property only. If you or a family member will live in the property, it is not an investment property loan, and I will point you in a better direction.
What Capital Partners Look At on Investment Property Loans
Every capital partner has its own box. Most of them ask the same core questions about investment property loans, and knowing them before you apply saves you time and surprises.
- The property: its value today, and after the work for a rehab
- The income: whether the rent covers the full payment on a rental
- Your cash in the deal: down payment, plus reserves after closing
- Experience: first-time investors fit some programs, and a track record opens more
- Credit and history: scores, plus any bankruptcy, foreclosure or short sale
- How you hold title: some partners lend only to an LLC or corporation
- Location: many partners lend only in certain states or markets
- The exit: how the loan gets repaid, by sale, refinance or long-term hold
A weak spot does not automatically end the deal. It changes which capital partners fit. That matching is the real work behind investment property financing, and it is why I review every investment property loans file before it goes out. For independent context on rental housing, see the U.S. Census Bureau Housing Vacancies and Homeownership survey, and for how rental income and expenses are reported, see IRS Publication 527 on residential rental property.
Why Investors Use a Broker for Real Estate Investor Loans
A bank gives you an answer. As your loan broker, I give you options.
A bank can only offer its own loan, on its own timeline, inside its own box. I am a nationwide commercial loan broker, and I work for you, not the lender. My job is to know which capital partners are making investment property loans on which strategies right now, and to present your deal so it gets a fair look. DON’T beg the bank!
“Bring me the deal the bank would not hear. I will tell you what is possible, what it will take and which of the 200+ capital partners I work with is the right fit.”
A fit if you
- Need $150,000 or more for investment property
- Have a property, a contract or a real plan
- Can share your numbers and documents
- Want options, not one take-it-or-leave-it offer
Not a fit if you
- Need less than $150,000
- Plan to live in the property
- Want a promise of approval before anyone sees the file
- Are not ready to share documents
Bigger building or a commercial property? See my commercial real estate loans, multi-family apartment loans and bridge loans, or browse every option on my loan programs page.
7 days a week (Arizona Time)
Investment Property Loans FAQ
What are investment property loans?
Investment property loans finance real estate you do not live in: rentals, flips, BRRRR projects and portfolios you own to earn income. Many programs look closely at the property, its rent or its after-repair value, along with your credit, cash and experience.
What is the minimum loan amount?
My investment property loans start at $150,000. For a smaller deal, call Kevin (480) 915-8690 to discuss your situation, and I will tell you honestly whether I can help.
Which program is right for me?
Among investment property loans, buying or refinancing one rental usually points to a DSCR loan. Renovating to sell is a fix and flip loan. Renovating to rent and refinance is BRRRR. Holding several rentals is buy and hold. Behind on an investment property note is a foreclosure bailout. The program finder on this page will point you to the right one.
Do real estate investor loans need my tax returns?
It depends on the program and the capital partner. Many real estate investor loans lean on the property’s rent or value instead of your personal income, while some partners still ask for returns. I match your file to the partners whose documentation rules fit you.
How long do investment property loans take?
Expect term sheets in 3 to 5 days. Investor loans like these close in days, not months, and some loans are approved and funded in 24 to 72 hours on select programs. Your timeline depends on the appraisal, title and how quickly documents come in.
Can I get rental property loans in an LLC?
Yes. Many capital partners prefer an entity for investment property loans, and some lend only to an LLC or corporation. Have your entity documents ready when you apply.
Can you help if my investment property is in foreclosure?
Often, yes, if there is enough equity and a realistic plan. The sale date and the full payoff matter most, so call as soon as you receive a notice. Foreclosure bailout programs are for investment property only.
Do you work with investors nationwide?
Yes. I work with investors across the country, and each capital partner has its own states and markets, so I match your property to partners that lend where it is. Call Kevin (480) 915-8690 to discuss your situation, 7 days a week (Arizona Time).
Is approval certain if I apply?
No. Every file for investment property loans is subject to credit approval, and rates and terms depend on the property, the deal and your file. What I promise is a personal review and a straight answer.
Ready to Talk About Your Investment Property Loans?
A bank gives you an answer. As your loan broker, I give you options.
Tell me what the bank would not hear about your investment property loans. Whether it is a rental, a flip, a BRRRR project, a growing portfolio or a note in default, I review every file personally and I give you a straight answer. DON’T beg the bank!
☂️ Banks hand out umbrellas when the sun is shining, not when you are weathering the storm.
7 days a week (Arizona Time)
Subject to credit approval. Terms vary. This is not a commitment to lend. Investment property loans are for non-owner-occupied property only.