WHAT BORROWERS ASK.

As little as 48 hours from your loan application — submit Monday, fund Wednesday — provided title comes back clean and your file is complete. Those two conditions are the whole story. Deals that stall almost always stall on a title issue or a missing document, not on us, so the faster you get us a complete file the faster this moves.

Property address, purchase price, rehab budget, and your estimated after-repair value with the comps behind it. That ARV number matters more than anything else on the application — it is what we lend against, and a supported estimate gets you a real answer instead of a round of questions. Full underwriting also looks at your track record and scope of work.

Loans run from $100,000 to $2,500,000 — up to 90% of purchase price and up to 100% of rehab, with the renovation funded in draws. These are typical parameters and they are subject to change on a case-by-case basis. If your deal sits outside them, send it anyway and we will tell you honestly.

Yes — infill new construction is one of our three products. Teardowns and vacant parcels inside established neighborhoods are exactly the kind of deal a bank will not touch and we will, funded in draws as the build progresses. We also consider other opportunities on a case-by-case basis, so call even if your project is unusual.

Rehab dollars are held back and released as work gets completed. Submit your documentation, we verify it, and the draw funds within 24 hours. It protects you as much as us — the capital stays tied to the project instead of getting spent off-plan.

12% interest annualized plus one point origination, on a 12-month bridge structure with no prepayment penalty — sell in month four and you pay for four months. Extensions are available when a project needs more runway. One point is below what most Arizona private lenders charge, and there are standard processing and document preparation fees, all quoted in writing with your term sheet before you commit to anything.

Because rate is only one line in the cost of a deal. Say another lender quotes 10% and we quote 12%. On a $400,000 loan held six months, that spread is about $4,000 — roughly $667 a month — real money, but less than one extra month of holding costs, and far less than a deal you lose because financing slipped. Points matter too: we charge one, and lenders quoting a lower rate often charge two or three, which on that same loan is $4,000 to $8,000 due at closing. Cheaper capital that closes in three weeks, re-trades your terms at underwriting, or sits on a draw for ten days while your crew walks costs more than it saves. We are priced for certainty, and we would rather you compare total cost than headline rate.

Arizona is our market and it is where our expertise actually is — we validate your comps and your budget against markets we know first-hand rather than running a national model. If you have something just outside our footprint, call and ask. We would rather look at it than send you a form letter.