Frequently Asked Questions

 Yes, we highly value long-term relationships with our clients over one-time transactions. After completing two successful loans with us, you may be eligible for reduced pricing on future loans, provided the terms of the subsequent loan align with those of the previous ones. Our commitment is to build strong partnerships by rewarding your trust and repeat business with more favorable terms as we collaborate on future projects. 

 We don’t have a strict minimum credit score requirement. Instead, we assess the borrower’s overall credit history, payment patterns, and experience with similar projects. We understand credit scores can fluctuate, particularly during active projects, and focus on mitigating factors such as a strong track record and other financial strengths. Our approach prioritizes the borrower’s history over a single score, acknowledging the dynamic nature of financial situations. 

 Our loans are typically finalized within two weeks of the initial consultation. With all required documents submitted promptly, the process can be expedited to just 3–4 days. This depends on having a transferable appraisal and completed title work at the time of submission to ensure a seamless approval process. 

 Our direct lending starts at $75,000 and goes up to $5,000,000 for expedited transactions. For more complex deals exceeding $5,000,000, additional time may be required to finalize. Our direct lending capacity caps at $25,000,000, but through strategic brokering and specialized programs, we can extend loans up to $250,000,000. This flexibility allows us to provide tailored solutions for projects of all sizes, from small ventures to large-scale developments. 

 We don’t impose fixed income requirements. Instead, we focus on your ability to meet scheduled interest payments and overall loan obligations. Our primary concern is ensuring you have a viable plan and the financial capacity to support the loan throughout its term, without relying on rigid income thresholds. 

While we review the credit history of the primary individuals involved, having good credit is not a strict requirement to secure a loan with us.

Yes, borrowers are generally expected to have some cash available for closing costs, interest payments during the loan term, and any unexpected project-related expenses.

For rental loans (DSCR), however, borrowers may roll all closing costs into the loan, offering greater flexibility and minimizing upfront requirements.

 While experience is an asset, it is not mandatory. We welcome first-time borrowers and provide comprehensive support throughout the process to ensure successful outcomes, regardless of your level of experience. 

Yes, points can be included in the financing, depending on the specific terms of the deal and certain circumstances.

To get started, you can complete a pre-qualification form or contact us directly by phone or email with a brief summary of your deal. If you email us, we’ll review your information and follow up with a call. If you call, we can begin discussing your needs right away.

During our initial conversation, we’ll focus on understanding your goals, the profitability of your deal, your real estate asset’s value, available cash, and your repayment plan. Based on this discussion, we’ll provide an estimated loan amount and a breakdown of associated costs. We’ll also guide you through the loan process and address any related questions.

If your deal shows potential, we’ll advise on moving forward with an appraisal, which will be your first cost and paid directly to the appraiser. The appraisal fee varies based on the property’s type and size. Rest assured, no payment is requested until we provide a term sheet detailing the full loan structure and costs.

 We don’t require specific paperwork to begin. However, to streamline the evaluation process, submitting a loan application along with a deal summary is highly recommended. If available, including a purchase contract and a proposed scope of work can strengthen your submission. Additionally, providing value comparisons for the target property helps us assess the deal’s viability more accurately and expedites the process. 

Our standard loan offering is a one-year, interest-only loan that matures at the end of the term. We also offer terms of 12, 18, 24, and 36 months, depending on your needs. With this structure, you’ll pay interest during the loan period, with the principal due at maturity.

There are no prepayment penalties, giving you the flexibility to pay off the loan early if desired. To explore our full range of loan programs and find the best fit for your needs, we invite you to learn more about our offerings.

 No, we do not provide loans directly to individuals. Our lending services are exclusively available to formal business entities, such as Limited Liability Companies (LLCs) or Corporations. If you’re an individual seeking financing, you will need to establish one of these entities to become eligible. We also offer business loans with options like cross-collateralization to better support your financing needs. 

 Yes, personal guarantees from principals are required. This means individuals with significant ownership or a stake in the borrowing entity must provide a personal guarantee as part of the loan agreement. This requirement adds an extra layer of security by linking repayment responsibility to the personal assets of the guarantors. Anyone with more than 19% ownership, as outlined in the Operating Agreement (O/A), must serve as a guarantor. 

 No, our lending services are exclusively tailored for investors. All properties we finance must be non-owner occupied. Our loans are specifically designed to support investment activities and are not available for personal or residential use. 

 No, our policy requires us to hold the first lien position. We do not accept secondary or subordinate lien positions on loans. As the primary lender, we maintain the first claim on the collateral securing the loan. 

 Yes, we provide financing for new construction projects. However, this is specifically designed for experienced contractors or builders. To qualify, applicants must have successfully completed at least one new construction project within the last 24 months. This ensures that borrowers have relevant experience in managing and completing construction projects effectively. 

Our lending services stand out due to our genuine commitment to your success. As a direct lender with brokering capabilities and full control over our funds, we offer a straightforward, efficient, and strategic approach to financing. Our direct oversight enables us to respond quickly and flexibly to your financial needs, delivering a level of personal engagement and dedication that’s rare in the industry.

Beyond lending, we excel in strategic financial brokering. When your situation requires a more comprehensive solution, our experienced team navigates the financial landscape to find the best path forward. This reflects our commitment to tailoring services to meet your specific needs, whether through our own resources or by leveraging our extensive network.

What truly sets us apart is our devotion to creating personalized financial solutions. We don’t just offer loans; we build partnerships. By combining the strengths of direct lending with our brokering expertise, we craft solutions as unique as the clients we serve. This focus on customization, coupled with strategic execution, ensures that we’re not just a lender but a trusted partner in your financial journey.

Upon submission, we can issue a Letter of Intent (LOI) within 2 hours if you provide a complete upfront package. Preliminary approval is typically available within 4–6 hours. The formal issuance of a term sheet and approval letter depends on the loan being fully underwritten by our team. This timeline varies based on how quickly we receive all required loan conditions and the complexity of your deal. Straightforward deals may have a turnaround of 7–14 days, while more complex deals may take 10–20 days.

For rush or urgent transactions, we can deliver a full decision within 24 hours, provided there is clear communication, and all necessary documents are submitted promptly. This expedited service requires a $995 rush fee, paid directly to escrow, as attorneys charge this amount for rush deals. Our speed depends on how quickly you provide the necessary information. We move as fast as you do, ensuring urgent needs are met with efficiency and dedication.

 Yes, loan costs can be incorporated into the loan amount. However, this depends on the specific details of the loan and the borrower's unique circumstances. Each case is reviewed individually to ensure the arrangement is both feasible and aligned with our lending criteria as well as the borrower’s financial needs. 

Yes, at TBC, building direct connections with our borrowers is a cornerstone of our approach. From the start of your loan process, you’ll work closely with a dedicated team, including sales and underwriting professionals, the processing team, and support staff.

We aim to be more than just a lender—we strive to be your trusted funding partner for all your deals. Our team is committed to helping you achieve your strategic goals by providing comprehensive support, expertise, and personalized guidance. This ensures you benefit from the full range of TBC’s services and successfully navigate every phase of your project.

Yes, we offer refinancing options for properties you already own and plan to rehabilitate and sell. However, this option is only available if you do not reside in the property and have no intention of living in it. Our refinancing solutions are tailored for investment projects, ensuring that the property is exclusively used for rehabilitation and resale purposes.

Our standard lending framework typically covers up to 90% of your project's purchase price and 100% of the rehabilitation costs, ensuring your investment aligns with 65–80% of its future value. However, for select projects with exceptional potential, we offer bespoke 100% financing solutions.

These tailored options are reserved for standout projects designed to make a significant impact. If your project qualifies, we’re ready to explore how full financing can help you achieve your goals. Please note that the complexity of these deals may extend turnaround times. Let’s work together to bring your vision to life.

 Yes, for standout projects, we are open to considering full financing for rehab or construction costs. This level of funding is based on a thorough review of your project’s scope of work and proposed draw schedule. These steps ensure that our financial commitment aligns perfectly with your project’s plan and potential. If your project meets our exceptional standards, we’re excited to explore how our 100% financing option can help bring your vision to life, supporting you every step of the way. 

We specialize in financing single-family and multi-family residential real estate, as well as mixed-use commercial properties with a residential component. These property types allow us to provide the most value and expertise.

However, there are certain property types we do not finance, mobile homes, and properties in extremely rural areas. Our lending decisions are guided by our ability to confidently assess and value the asset, ensuring we focus on properties where we can offer the best support.