When an investor asks, “Private or bank?” the best answer is: Which one gets you closed on time with terms that fit the plan? For a lot of real estate deals—especially value-add, fast closes, or self-employed borrowers—private lending is the difference between winning and watching.

Why investors choose private lending

1) Speed (time kills deals)

• Same-day soft quotes and clear checklists.

• Purchases, refis, or cash-outs can move on days/weeks, not months.

2) Asset-based underwriting (no personal tax returns for DSCR)

• For DSCR loans, we size to property income vs. payment—not W-2s or full tax packages.

• LLC-friendly

• Foreign-national options available (with LTV caps).

3) Low-doc, practical process

• Address, rents/leases (or market), taxes/ins/HOA, target LTV—plus basic ID/entity docs.

• Clean, predictable conditions instead of document scavenger hunts.

4) Flexible structures that match the business plan

• Interest-Only periods to boost early cash flow.

• Milestone draws for rehabs/new construction (deposit → fabrication → delivery → install).

• No prepayment penalty on many rehab loans—sell/refi the moment it makes sense.

5) Certainty and communication

• Term sheets that mirror reality, fast answers on exceptions, direct access to decision-makers.

What that looks like in real life (timeline snapshot)

Results vary by file and program, but you get the idea: speed + simplicity = fewer blown closings.

When private lending especially shines

• Value-add (rehabs, lease-ups, light repositioning)

• Self-employed/LLC borrowers

• Tight timelines (competitive offers, 1031 clocks)

• Foreign nationals (with program LTV caps)

• Refi to improve cash flow (DSCR from 5.88%; optional buydown modeling)

Our core private programs (at a glance)

• DSCR (1–8 units): rates from 5.88%, Min DSCR 1.00 (1.15+ ideal), 30-yr fixed, 5/7 ARM, I/O up to 10 yrs; Max LTV 80% SFR / 75% 2–8 / 65% Foreign National.

• Fix & Flip (Rehab): 8.50% start, no prepayment penalty, up to 90% LTC (experienced); Light Rehab track for newer investors (680+ FICO).

• New Construction (GUC): 8.50%, experience-tiered LTC up to 90%; milestone draws and schedule-aligned reserves.

(Business-purpose loans only. Eligibility and pricing vary by credit, DSCR/LTC, property, and market.)

Straight talk on rates

Yes, bank rates can be lower on paper. But on many investor files the true cost of delays, extra documentation, or an end-of-process “no” is higher than a modest rate difference. Private lending buys you speed, certainty, and fit—the things that actually close deals.

Want a no-nonsense view on your property?

Send the address, rents (or scope/budget), taxes/ins/HOA, purchase price/AIV, target LTV/LTC, and FICO. I’ll return a one-page scenario (with/without buydown and, if applicable, a draw calendar) so you can decide quickly.

Call 718-635-2377 or email george@loanfunders.com. We’ll keep it simple and get you moving.

Not a commitment to lend. Terms, rates, and guidelines subject to change and approval.