Frequently Asked Questions

Absolutely, we prioritize long-term relationships over one-off transactions. After successfully completing two loans with us, we may offer reduced pricing on future loans, provided the terms of the next loan are similar to the first two. Our goal is to build and maintain lasting partnerships with our clients, rewarding your trust and repeat business with more favorable terms as we continue to work together on future projects.

We don't impose a strict minimum credit score for our loans. Instead, we take a comprehensive approach by evaluating the borrower’s overall credit history and payment patterns. We understand that credit scores can vary, especially during projects where credit card balances may peak and be paid off afterward. If the credit score is lower, we focus on other factors that can mitigate risk, such as the borrower's experience with similar deals. Our risk assessment prioritizes the borrower’s track record over credit scores, acknowledging the dynamic financial situations that arise during project cycles. 

Our loans are typically finalized within two weeks from the initial conversation with the borrower. However, when all required documents are submitted promptly, we can expedite the process to just 3-4 days. This is contingent on having a transferable appraisal and completed title work, ensuring that all necessary documentation is provided at the time of submission. 

Our direct lending starts at $75,000 and goes up to $5,000,000 for expedited deals. For amounts exceeding $5,000,000, we classify these as more complex transactions that may require additional time to finalize. Our direct lending capacity caps at $25,000,000. However, through our strategic brokering, advisory services, and specialized programs, we can extend loans up to $250,000,000, accommodating a wide range of project sizes. This flexibility enables us to offer tailored financial solutions for both smaller projects and large-scale developments. 

We don’t have fixed income requirements for our borrowers. However, it’s essential for borrowers to show their ability to manage the scheduled interest payments. Our main focus is ensuring that you have a viable plan and the financial capacity to meet the interest obligations throughout the loan term, rather than adhering to a specific income threshold. 

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 expected to have some cash available for closing costs, to cover interest payments during the loan term, and to manage any unexpected expenses related to the rehabilitation project.

However, for rental loans (DSCR), borrowers have the option to roll all closing costs into the loan, providing greater flexibility.

While experience is certainly beneficial, we also offer loans to first-time borrowers. We are committed to providing support and guidance throughout the process to ensure a successful outcome for all clients, regardless of experience level. 

Yes, points can be included in the financing, but it depends on certain circumstances. 

Start by completing a pre-qualification form, or you can reach out directly by calling or emailing us a brief summary of your deal. If you choose email, we’ll review your information and follow up with a call. If you call, we can begin discussing your needs right away. Our initial conversation will focus on understanding what you're looking for in a lender. We’ll cover the profitability of your deal, your experience, the value of your real estate asset, your available cash, and your repayment plan. Based on this discussion, we’ll provide an estimated loan amount we can offer along with the associated costs. We’ll also walk you through the loan closure process and any related expenses.

If we determine your deal has potential, we’ll discuss whether to proceed with an appraisal. The appraisal will be your first cost, paid directly to the appraiser, and the fee will vary based on the type and size of the property. Rest assured, we won’t request any payment until we provide you with a term sheet detailing the full deal structure and associated costs.

Initially, we don't require any specific paperwork. However, to streamline the evaluation process, submitting a loan application along with a summary of your deal is highly beneficial. If available, including a purchase contract and a proposed scope of work will further strengthen your submission. For a more thorough review, providing value comparisons for the target property is also advantageous. These documents help us assess your needs and the viability of the deal more accurately. 

Our standard loan offering is a one-year, interest-only loan that matures at the end of the term, but we also offer 12, 18, 24, and 36-month terms. This structure means that during the loan period, you’ll only be required to pay the interest, with the principal due at maturity. Additionally, our loans come with no prepayment penalties, providing you the flexibility to pay off the loan early if you choose. To learn more about our loan programs and find the one that best suits your needs, we invite you to explore our full range of offerings.

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'll need to establish one of these entities to be eligible for a loan. However, we do offer business loans and provide the option for cross-collateralization to support your financing needs. 

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

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

No, our lending policy requires us to be in the 1st lien position. We do not take secondary or subordinate lien positions on loans. This means we must be the primary lender, holding the first claim on the collateral securing the loan. 

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

At the core of our lending services is a genuine commitment to your success. As a direct lender with brokering capabilities and full control over our funds, we provide a straightforward, efficient, and strategic approach to financing. This direct oversight allows us to respond rapidly and flexibly to your financial needs, all while delivering a level of personal engagement and dedication that’s rare in the industry.

Our expertise goes beyond lending; we excel in strategic financial brokering as well. When your situation requires a more comprehensive solution, our experienced team skillfully navigates the financial landscape to find the best path forward. This versatility 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 offer partnerships. By combining the strengths of our direct lending with our brokering expertise, we craft solutions that are as unique as the clients we serve. This focus on customization, along with our strategic and efficient 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. Generally, straightforward deals may see a turnaround of 7-14 days, while more complex deals might 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, we do offer the option to incorporate loan costs into the loan amount. However, this depends on the specific details of the loan and the borrower's individual circumstances. Each case is evaluated individually to ensure the arrangement is feasible and aligns with both our lending criteria and the borrower's needs. 

Yes, at TBC, building direct connections with our borrowers is central to 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 strive to be more than just a lender; we aim to be your trusted funding partner for all your deals, committed to helping you achieve your strategic goals. This dedication ensures that you benefit from the full range of TBC's services, providing support, expertise, and partnership to navigate every phase of your project successfully. 

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 strictly used for rehabilitation and resale purposes. 

Our standard lending framework typically covers up to 90% of your project's purchase and 100% of the rehabilitation expenses, ensuring your investment aligns with 65%-80% of its future value. However, for projects that require more comprehensive support, we offer bespoke 100% financing solutions. These tailored options are reserved for standout projects with exceptional potential and are designed for investors looking to make a significant impact. If your project qualifies, we’re ready to explore how full financing could be the game-changer you need. Keep in mind, the complexity of these deals may extend turnaround times. Let’s work together to bring your vision to life.  

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

We specialize in financing single and multi-family residential real estate, as well as mixed-use commercial properties with a residential component. These are the areas where we provide the most value and expertise. However, there are certain property types we do not finance, including primary residences, co-operatives (co-ops), raw land, 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.