The questions investors
actually ask us.

We're a broker. We don't lend our own capital. We match real estate investors with private and institutional lenders in our network — lenders that specialize in non-owner-occupied investment property financing.

Our broker fee is typically 1–3 points on a funded loan — meaning 1–3% of the loan amount, paid at closing out of the loan proceeds. We disclose our fee upfront, before you commit. No hidden fees, no surprises at the table.

We work nationwide. Our lender network covers the full country, though specific lenders have specific state preferences. We'll match your deal to a lender that's strong in your state.

For the discovery call and initial evaluation, no. We use soft pulls. A hard pull only happens once you're moving forward with a specific lender and a specific loan, and only with your consent.

A conventional mortgage qualifies you based on your personal income, tax returns, and debt-to-income ratio. A DSCR loan qualifies the property based on its rental income. If the rent covers the payment at the lender's required ratio (usually 1.0–1.25), the deal qualifies. Your personal income isn't part of the math.

Most lenders want a minimum of 1.0—meaning the property's monthly rent equals or exceeds the monthly loan payment (PITI). Stronger pricing kicks in at 1.2 or higher. Lower ratios (sometimes below 1.0 with compensating factors) are available with specific lenders.

Yes. Most DSCR lenders prefer entity borrowers and will close in your LLC. We'll review the LLC documents as part of the scenario submission.

Yes — many of our DSCR lenders accept short-term rental income. Some use a market rent for underwriting; others will accept documented STR revenue. We'll match your deal to the right lender for the income story your property tells.

Typical close is 7–14 days from a clean submission. Faster is possible with the right lender, a clean title, and a scope of work that's ready to go. We'll give you a realistic timeline on the discovery call.

With the right lender, yes. First-timers usually pay slightly higher rates and points, and lenders often want to see a qualified general contractor on the project. If you've never flipped a property, bring your contractor's experience to the conversation.

Rehab funds are held in reserve and released in draws as you complete scope-of-work milestones, typically verified by an inspection. You front the first phase of work, request a draw, the lender inspects, and the money releases. Most lenders allow 3–5 draws over the life of the project.

The basics: the property under contract or address for refi, your borrower entity info, ID, recent bank statements showing reserves, credit (soft pull), and either a current lease or projected market rent for DSCR — or a scope of work and ARV evidence for fix & flip. We send a clean checklist after the discovery call.

DSCR deals typically close 18–28 days from submission. Fix & flip deals typically close 7–14 days. Bridge and new construction depend on the deal. We'll give you a realistic timeline before you commit.

No. We submit to one lender at a time — the lender we've already pre-qualified for your specific deal. If something changes, we may go to a second lender, but we don't shotgun-blast your file across the market.

We'll tell you why, and we'll tell you whether there's a path forward — a different lender, a different structure, more time, more reserves. If the deal genuinely doesn't pencil, we'll tell you that too. Honesty saves everyone time.

No. Anyone who tells you they can guarantee approval before underwriting is lying. We can tell you what's likely based on the deal and the lender's recent program, and we deliver on what we say is likely. But the underwriter has the final say.

Because that's how long it takes to figure out whether your deal fits our lane. We'd rather spend 15 minutes telling you the deal doesn't work than two weeks pretending it might.

Within one business day. If your deal is genuinely time-sensitive, book a discovery call on Randall's calendar directly — that's the fastest path.