01
I'm flipping
First one, or your fifteenth. Purchase and rehab, sized on what the house will be worth.
Fix & flipBusiness-purpose financing · Investment property only
Matching real estate investors and developerswith the right capital.
We take your deal to the capital sources that write it and hand you the term sheets side by side, with our fee disclosed on each one. We work for you — that's the whole arrangement.
We place deals in every state where business-purpose lending to an entity sits outside consumer mortgage licensing.
Can we fund it where it is?
YES — We place DSCR rental deals in Florida.
$75K – $3M · 30-year · qualify on the rent, not tax returns
Assumes an entity borrower on investment property. Full coverage check →
One file, priced three ways
The same deal, in front of three kinds of capital.
Every source has a different credit box, so the same file comes back at different leverage, on different terms, with a different closing date. You see all three and choose.
Same deal. Three sources. Three definitions of "best." Pricing on request.
Where you are
Start where you're standing.
The lender set changes at every step. Different underwriting, different leverage, different documentation.
02
I want to build
You've flipped. Now you want to go vertical — and the lender who funded those flips won't fund this.
Ground-up03
04
I'm developing
Spec and luxury. Above $5M the list of lenders is short, and it isn't public.
DevelopersThe capital we place into
Three kinds of money, and they don't agree.
Private credit funds
Highest leverage. Priced for speed, and they'll look at a story the box would reject.
Balance-sheet lenders
Certainty of execution. Fewer surprises at the table, because the money is their own.
Securitized aggregators
Sharpest terms. Tightest credit box — you fit it or you don't.
One lender is one credit box.
A single lender returns a single answer, set by which of those three categories it belongs to. The same file that fails a securitized aggregator's credit box can clear a private credit fund at higher leverage and a longer timeline. Comparing requires more than one quote.
The programs
Four ways we take a deal to market.
Buy & hold
DSCR
Qualify on the property's rent, not your tax returns.
- Size
- $75K – $3M
- Max LTV
- 80%
- Term
- 30 years
- To close
- ~21 days
Speed & repositioning
Bridge
Auction, 1031 clock, or a lender who fell through a week out.
- Size
- $150K – $25M
- Max LTC
- 80%
- Term
- 12 – 24 mo
- To close
- ~10 days
Renovate & sell
Fix & Flip
Draws on the rehab, sized against what the house becomes.
- Purchase
- to 90%
- Rehab
- to 100%
- Max LTARV
- 70%
- To close
- ~10 days
Build from land
Ground-Up
Construction capital on a draw schedule, for builders with a permitted plan.
- Size
- $500K – $50M
- Max LTC
- 80%
- Max LTARV
- 65%
- To close
- ~30 days
Ranges are indicative and vary by lender, sponsor experience, market, and property. Nothing on this page is an offer of credit or a commitment to lend.
How it works
Three steps, and you never talk to more than one person.
01
Send us the deal
Address, numbers, and the plan in a sentence. No portal to learn, no intake gauntlet.
02
We run the market
Your file goes to the lenders who actually want that asset, in that state, with that story.
03
Compare and close
Real term sheets, side by side, with our fee disclosed on each one.
Why not go direct
A lender can only ever offer you one answer.
Direct to one lender
- One credit box decides whether your deal exists
- A decline reads as "this deal doesn't work" when it means "not for us"
- You don't know what you left on the table
- Their worst term is still their term
- You start over, cold, at the next lender
Through JOGA
- One file, priced by lenders who want that asset
- A decline from one is just information, not the end
- You see leverage, timeline and structure side by side
- Lenders compete knowing they're being compared
- We work for you. That's the whole arrangement.
What it costs
Our compensation is disclosed in writing on every term sheet — the amount, who pays it, and its effect on your terms. And if a lender you could reach directly beats our best placement net of our fee, we'll tell you that too.
Eligibility
Investment property only.
This is a hard line, not a preference. Every deal we take to market meets all four conditions.
All four must be true
- The borrower is an entity — LLC, corporation, or trust
- The property is not occupied by you or your family, now or after closing
- The proceeds fund the investment — acquisition, renovation, construction, or refinance
- No part of the loan is for personal, family, or household use
Does not qualify
- Primary residences
- Second homes and vacation homes you use
- Property you or a family member occupy
- Any proceeds put to personal use
We do not arrange consumer-purpose residential mortgage loans. Every borrower certifies the business purpose and non-occupancy of the property in writing.
Before you send it
What a lender is going to ask you for.
You don't need all of this to talk to us. You will need it to close, so here it is up front.
Item 01
The borrower
- Entity documents and EIN
- Credit authorization
- Schedule of real estate owned
- Two months of bank statements
- Prior projects, with addresses
Item 02
The property
- Purchase contract or deed
- Preliminary title
- Line-itemed rehab budget
- General contractor bid
- Photos, inside and out
Item 03
The plan
- Exit strategy and timeline
- Comparable sales or rents
- Permits and plans, if building
- Draw schedule, if building
- Rent roll, if holding