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A fix-and-flip loan is short-term financing for buying and renovating an investment property before reselling it. Depending on the program, financing may include acquisition funds and renovation funds released as work progresses.

When to use it: You find a property that needs improvements and plan to renovate and sell it. Prepare a repair budget, timeline, and realistic resale estimate.

A hard money loan is short-term financing secured by real estate. The property, available equity, and repayment plan play a major role in the review, though credit and borrower qualifications can still matter.

When to use it: An investment property needs repairs or temporary financing before it can qualify for a longer-term loan. Compare the full costs and repayment deadline.

A bridge loan provides temporary financing between an acquisition or refinance and a planned sale or longer-term financing arrangement.

When to use it: You need to acquire a property while completing renovations, stabilizing occupancy, or preparing permanent financing. Have a clear exit strategy and a backup plan if the timeline changes.

ARV is the estimated market value of a property after the planned improvements are completed. It differs from the purchase price and current value.

When it matters: Evaluating a renovation loan or flip. Support your estimate with comparable completed sales and a defined scope of work; an appraisal may be required.

Some renovation loans hold back the repair portion and release it in stages as work is completed and verified. Inspections, reimbursement rules, and draw fees vary.

When it matters: Planning cash flow for a rehab. Confirm whether you must pay contractors before reimbursement and what documentation is needed for each draw.

DSCR means Debt Service Coverage Ratio. For many residential investment-property programs, qualifying rent is compared with the proposed housing payment, including principal, interest, taxes, insurance, and applicable association dues. Commercial calculations may use net operating income instead.

When to use it: Buying or refinancing a rental where property income is central to qualification. Credit, equity, reserves, and property eligibility still matter.

For a common residential rental calculation, divide qualifying monthly rent by the qualifying monthly housing payment. For example, $2,500 in rent divided by a $2,000 payment equals a DSCR of 1.25. A ratio of 1.0 means the amounts are equal.

When it matters: Comparing rentals or estimating refinancing feasibility. This example is illustrative; rent treatment and required ratios vary by program.

A DSCR cash-out refinance replaces existing financing on a rental with a new loan and releases eligible equity as cash after loan payoffs and closing costs. Qualification focuses on rental income alongside other requirements.

When to use it: Exploring equity for another investment or improvements. Review the new payment, fees, equity limits, and any ownership or loan seasoning requirements.

A cash-out refinance accesses eligible equity. A rate-and-term refinance primarily changes the existing loan's rate, term, or structure without substantial cash back.

When to use each: Consider cash-out when accessing equity is the goal; consider rate-and-term when restructuring debt is the goal. Compare closing costs, total interest, and the new payment.

Yes, a possible strategy is to use acquisition or renovation financing first, then explore longer-term rental financing after the work is complete. The refinance is a separate approval and is not guaranteed.

When to use it: You want to improve a property and hold it for rental income. Evaluate rent, appraisal, refinancing requirements, and a backup exit before purchasing.

A short-term rental loan finances an investment property intended for shorter guest stays. Programs differ in how they evaluate rental history or projected revenue.

When to use it: Buying or refinancing a vacation rental. Review local rental rules, permits, association restrictions, seasonal demand, operating expenses, and the program's accepted income documentation.

DSCR investment-property programs generally apply to non-owner-occupied properties and business-purpose financing. They are not interchangeable with primary-residence mortgage programs.

When it matters: If you plan to live in the property, disclose that use at the start so appropriate financing can be considered.

A bank statement loan is an alternative-documentation mortgage that may use eligible personal or business bank statements to evaluate income instead of relying on standard tax-return income calculations. Business deposits are reviewed under program rules and may be adjusted for expenses.

When to use it: You are self-employed and your documented business cash flow differs from the income reflected on tax returns. It is not a no-documentation or guaranteed-approval loan.

No. Twelve months describes the statement period for an eligible program, not the complete application. Credit, assets, employment or business history, property details, and other documents may also be required. Some programs use a different statement period.

When it matters: Preparing an application. Confirm the accepted accounts, business ownership requirements, and how qualifying income is calculated.

A foreign national loan is a financing option for eligible non-U.S. citizens who live outside the United States and want to purchase or refinance U.S. real estate. Identification, residency, credit, and asset documentation depend on the program.

When to use it: Investing in U.S. property from abroad. Discuss your residency, ownership structure, and source of funds early.

Commercial financing can support eligible business or investment real estate. Multifamily financing applies to properties with multiple residential units; properties with five or more units are generally evaluated differently from one-to-four-unit residential properties.

When to use it: Buying or refinancing an apartment building or commercial property. Prepare rent rolls, income and expenses, leases, and your business plan.

Transactional funding is very short-term financing for the purchase side of a double closing. The A-to-B purchase is followed by the B-to-C resale, whose proceeds repay the funding.

When to use it: A wholesale deal has a committed end buyer and two coordinated closings. It is not a renovation loan or long-term hold solution. Provide both signed contracts and title details.

LTV compares the loan amount with the property's qualifying value. A $150,000 loan against a $200,000 value has a 75% LTV.

When it matters: Estimating down payment needs or available refinance equity. Programs may use current value, purchase price, or another permitted valuation basis. This example is illustrative.

Reserves are funds that may need to remain available after closing. A prepayment penalty is a charge that can apply if a loan is paid off early under its terms.

When they matter: Planning available cash and a future sale or refinance. Ask how much liquidity is required and whether early repayment carries a cost.

Yes. Open the inquiry form and select Pre-Approval Letter Request. Provide your intended purchase, financing needs, and any available property details.

When to use it: Preparing to make an offer or discuss your purchasing position. A request does not guarantee a letter, and any letter is subject to its stated conditions rather than a final funding commitment.

Start with the property address and type, purchase price or value, financing amount, investment strategy, and timeline. Add a renovation budget for a rehab, leases or rent estimates for a rental, and current loan details for a refinance.

Next step: Discuss your intended use, documentation, and exit plan with Deal Makers Capital. Rates, fees, eligibility, and closing timelines require individual review.

Ask for the proposed interest rate, origination charges, points, appraisal and inspection fees, draw fees, title and settlement costs, and any prepayment penalty. Compare the total estimated cost over your expected holding period, not just the quoted rate.

When it matters: Comparing offers for a flip, rental purchase, or refinance. Request a written breakdown and confirm which charges are due before closing, at closing, or during the loan.

A point generally equals 1% of the loan amount. Points may refer to pricing charges or origination charges, depending on the quote. Origination fees compensate for arranging or originating the loan; terminology varies.

When it matters: Estimating upfront costs. Ask what each charge covers, how it is calculated, and whether it is paid in cash or included in the financing.

An interest-only payment generally covers interest without reducing principal during that period. An amortizing payment includes interest and scheduled principal repayment. An interest-only period can be followed by higher payments or a balance due at maturity.

When it matters: Reviewing short-term financing or monthly cash flow. Confirm when principal must be repaid and whether a balloon payment applies.

Your cash requirement can include a down payment or equity contribution, closing costs, prepaid items, required reserves, and funds needed before renovation reimbursements. The loan amount alone does not determine the full cash requirement.

When it matters: Deciding whether a deal fits your available capital. Review an itemized estimate and allow room for project changes or delays.

The next step is to discuss your scenario and determine what information is needed to review possible financing. An inquiry is the start of the conversation; it is not an approval or a commitment to lend.

When it matters: Getting started. Include accurate contact details, the property information, your strategy, and your target timeline.

Timing can depend on a complete application, document review, valuation, title work, insurance, property condition, and any outstanding approval conditions. Different loan types have different closing requirements.

When it matters: Negotiating purchase deadlines. Discuss the proposed closing date early and avoid assuming funding is available before final confirmation.

Some investment-property programs allow or require an eligible entity such as an LLC. Entity documents, ownership details, authorized signers, and personal guarantees may be required. An LLC does not automatically remove personal liability.

When it matters: Planning how to take title. Confirm the accepted ownership structure before signing or changing purchase documents.

An exit strategy explains how you expect to repay the loan, such as selling the property or refinancing into longer-term financing. Review the expected timeline and what you would do if the sale or refinance takes longer than planned.

When it matters: Using a fix-and-flip, bridge, or other short-term loan. Confirm maturity, extension options, related charges, and repayment obligations before closing.