General Qualifications & Security
Do you require personal tax returns, W-2s, or DTI calculations?
No. Investor Underwriting provides asset-based commercial loans. We do not require personal tax returns, W-2s, or global Debt-to-Income (DTI) ratios. We underwrite the revenue potential of the property itself using the After Repair Value (ARV) or Debt-Service Coverage Ratio (DSCR).
Do I need an LLC to borrow from Investor Underwriting?
Yes. All of our loans are business-purpose commercial transactions. We lend exclusively to corporate entities (LLCs, Corporations, LPs) and require a Personal Guarantee from the operating principals.
Is my financial data secure when I apply?
Yes. We operate with strict data compliance. We do not accept sensitive Personally Identifiable Information (PII) over email. All bank statements and identity documents must be uploaded directly to our SOC 2 Type II certified Floify portal, which utilizes AES-256 bank-level encryption.
What property types are strictly ineligible for financing?
We do not fund owner-occupied primary residences. Additionally, we do not finance properties located on unpaved dirt roads, mixed-use buildings, mobile/manufactured housing, condotels, co-ops, leaseholds, or operating farms.
Fix & Flip, Ground-Up, and Bridge Loans
Do you fund 100% of the renovation budget?
Yes. For our Fix & Flip (RTL) loans, we fund up to 90% of your purchase price and 100% of your renovation budget, provided the total loan amount does not exceed 75% of the finalized After Repair Value (ARV).
What documents and experience are required for a New Construction loan?
To secure a Ground-Up Construction loan, we evaluate the viability of the project and the experience of the builder. You must provide a detailed line-item construction budget, architectural plans, and a project timeline. Additionally, we require proof of builder experience (prior completed builds of similar scope), a copy of the active General Contractor’s license, Builder’s Risk insurance, and approved building permits (or a clear, imminent timeline for permit approval).
What is your leverage for Ground-Up Construction?
For ground-up builds, we fund up to 75% of the land value (or 60% if the land is currently unpermitted) plus 100% of the vertical construction costs. The maximum leverage is capped at 85% of Total Project Costs (or 90% if the interest reserve is financed) and 70% ARV.
How do construction draws work?
Your approved renovation budget is held in escrow at closing. As you complete phases of the project, you request a draw. We deploy an independent inspector to verify the completed work and then release the funds directly to you via wire.
DSCR, Rental & Rural Property Loans
How do you underwrite Rural properties and vacation cabins?
Unlike traditional banks, we gladly finance rural properties and vacation cabins (such as those in North Georgia or Lake markets). If the appraiser designates the property as strictly “Rural”, our maximum leverage is capped at 70% LTV. However, the property must sit on a paved road; properties on unpaved dirt roads are ineligible.
Can I get a DSCR rental loan on a vacant property?
Yes. If the property is unleased, we calculate your qualifying DSCR using the projected market rent. Vacant properties are eligible for Purchase and Rate/Term refinances up to 75% LTV. Note that Cash-Out refinances strictly require an active lease in place.
How do I unlock the maximum cash-out leverage?
To qualify for our maximum cash-out leverage of 75% LTV on a rental property, you must align three key metrics: 1) A minimum FICO score of 700, 2) an active lease in place, and 3) a verified DSCR ratio of 1.00 or higher.
Can I buy down my interest rate?
Yes. On our 30-year fixed DSCR loans, you can strategically lower your base interest rate by selecting a longer Prepayment Penalty (PPP) structure, such as a 5-year step-down (5/4/3/2/1).
Appraisals & Processing
Do you accept exterior-only appraisals?
Yes, under specific conditions to ensure closing speed. If you are acquiring a distressed asset via an REO sale, Foreclosure Auction, Sheriff’s Sale, Online Auction, or Bankruptcy Sale, we can proceed with an Exterior Appraisal.
Can I use my own appraiser?
No. To maintain compliance and protect our investors, all appraisals must be auto-ordered through our approved Appraisal Management Company (AMC), Tamarisk, immediately upon loan submission.
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