The best time to discuss a specific funding structure is when the property, purchase price, project scope, and exit plan are becoming clear. An executed purchase agreement gives the review team a defined transaction to evaluate, but investors should understand their likely funding requirements before making an offer.
FCR encourages investors to begin the conversation early, then submit the complete deal as soon as it is under contract. This balance helps an investor write informed offers without asking underwriting to evaluate a property that remains available to other buyers.
From Opportunity to Deal Review
- Step 1: Identify and evaluate the potential property.
- Step 2: Estimate purchase, rehabilitation, carrying, and closing costs.
- Step 3: Establish a realistic after-repair value and exit strategy.
- Step 4: Secure the property under an appropriate purchase agreement and submit the deal.
Once the property is under contract, send FCR the purchase agreement and the information available about the borrower, property, rehabilitation plan, and timeline. A complete file allows for a faster and more useful review.
Why Real Estate Investors Use Private Capital
- Speed: Private-capital processes may move faster than conventional bank financing when the transaction and documentation are ready.
- Property Focus: The value, cost, condition, and exit strategy of the property can carry substantial weight in the decision.
- Investment-Property Experience: Programs are designed around non-owner-occupied acquisitions, renovations, rentals, construction, and bridge needs.
- Structural Flexibility: Viable opportunities may have paths that do not fit conventional lending boxes.
- Execution: A clear capital plan can help an investor make stronger offers and act when the right opportunity appears.
Private capital is not automatically the right answer for every property. Rates and fees can be higher than conventional financing, and every investor should evaluate projected profit, reserves, timeline, risk, and exit strategy before proceeding.
What Makes a Deal Reviewable?
Strong transactions are supported by understandable numbers and a practical execution plan. Although program requirements vary, FCR generally needs to understand the following five areas:
- Acquisition: Contract price, earnest money, closing deadline, and purchasing entity.
- Property: Type, condition, location, occupancy, title considerations, and current value.
- Project: Itemized scope, contractor plan, rehabilitation budget, and completion timeline.
- Value and Exit: Supported after-repair value and a realistic sale, refinance, or rental strategy.
- Borrower Readiness: Experience, credit/background profile, available reserves, documentation, and ability to execute.
A strong spread alone does not guarantee approval. Final eligibility and terms depend on the complete transaction, due diligence, documentation, program requirements, and final underwriting.
Funding Paths FCR Can Evaluate
- Fix-and-Flip
- Joint-Venture Funding
- Bridge Financing
- Rental and DSCR
- Ground-Up Construction
- Commercial Real Estate
- Refinance and Portfolio Needs
Current Program Parameters
FCR currently evaluates business-purpose, non-owner-occupied real estate transactions. Depending on the product, property, borrower, market, and final underwriting, existing programs may include:
- Funding amounts beginning near $30,000, with maximums determined by the active program and transaction.
- Short-term fix-and-flip structures generally ranging from six to 24 months.
- Long-term rental or refinance options extending up to 30 years where available.
- Rates, fees, leverage, reserves, appraisal requirements, and prepayment terms determined by the complete file.
- Qualifying joint-venture structures that may cover purchase, rehabilitation, and eligible closing costs within applicable ARV guidelines.
Request a current deal review for terms applicable to your transaction. Published examples are not commitments to lend and may change without notice.
Submit the Transaction for Review
Tell us what you know about the property and the transaction. An FCR professional will review the information and follow up to discuss the next step. Submission is not an approval or commitment to fund.