In the competitive world of real estate, smart realtors know that success comes from working smarter, not harder. One of the smartest moves a realtor can make is partnering with real estate investors. These are clients who buy more frequently, close faster, and rarely get emotional about paint colors or kitchen tiles. In other words, investors are the gift that keeps on selling. This is why Successful Realtors Partner with Real Estate Investors.

But beyond the obvious benefits of repeat business and quick commissions, there’s an even greater advantage — teaming up with a lender like FBC Funding, whose experience, flexibility, and wide array of investor-focused programs can help you close deals others can’t.

1. Investors Mean Repeat Business

Unlike traditional homebuyers, real estate investors are always on the lookout for their next property. They buy, fix, rent, refinance, and do it all over again. A single investor relationship can turn into multiple transactions per year — and that’s recurring income for the realtor who brings the deals to the table. Successful Realtors Partner with Real Estate Investors close more deals while working with fewer clients.

With FBC Funding’s Fix & Flip, Bridge, DSCR Rental, and Ground-Up Construction loans, your investor clients can move from one project to the next seamlessly. That means you get to focus on closing more deals instead of constantly chasing new clients.

2. Fast Closings Create Happy Clients

Time kills deals — especially in investment real estate. Investors need funding that moves as quickly as they do, and FBC Funding’s 10-Day Close programs for experienced investors are designed for exactly that. When your clients can close in days instead of weeks, you look like a hero, and the seller is thrilled. Fast funding helps you win bidding wars, impress clients, and build a reputation for reliability.

3. More Loan Options = More Closed Deals

Every investor has a unique strategy. Some focus on flips, others build rental portfolios, and some specialize in commercial or mixed-use projects. With FBC Funding’s broad range of programs — including no-points DSCR loans, no-ratio rental programs, ITIN and foreign national loans, and 100% purchase + rehab options, deferred payments and advanced draws  — you can serve a diverse range of clients without losing deals to traditional lenders who can’t think outside the box.

4. Experience and Knowledge You Can Trust

FBC Funding isn’t just another lender; we’re seasoned professionals who’ve seen every type of deal under the sun. Our team understands investor math — ARV, 70% rule, repair estimates, and holding costs. When your client’s financing partner actually speaks the same language as investors, deals close smoother and faster, and everyone walks away happy. We help Realtors Partner with Investors for the Win-Win-Win.

5. Customer Service That Keeps Deals Alive

Real estate deals can get messy — appraisals, title issues, credit hiccups — and this is where FBC Funding shines. Our hands-on, responsive customer service keeps your deals moving when other lenders freeze. We believe communication is the secret sauce to closing, and we keep all parties informed every step of the way.

Final Thoughts

When Realtors Partner with Real Estate Investors they position themselves for consistent, scalable income. And when you team up with FBC Funding, you gain more than a lender — you gain a strategic partner who helps you and your clients close faster, qualify easier, and build long-term success.

FBC Funding: Where Realtors and Investors Prosper Together.

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transactional funding for wholesale real estate investors

Wholesale Real Estate Investors

Transaction Funding for Wholesale real estate investors allow them to purchase property for no money down and increase their profit with no increased risk. There are three primary strategies in real estate investing. They are Fix and Flip, Buy and Hold and Wholesale investing. Each strategy has its advantages. A fix and flip investor will buy a property, rehab it and then sell it. Fix and flip investors on average make the most money at the completion of their project. A buy and hold investor will buy the property and rent it our making their money monthly on cash flow. Generally, for the long term buy and hold investors can build life long cash flow and theoretically make the most money in the long term. Wholesale real estate investors often never but the property, yet sell them right away making a smaller profit quicker with little or no risk. Again, Transaction Funding for Wholesale real estate investors allow them to purchase property  for no money down, no credit or income requirements and increase their profit with no increased risk.

Why Transaction Funding for Wholesale Real Estate Investors

There are many reasons wholesale real estate investors want transactional funding. Here are a few.

• States Require a License: Some states have outlawed wholesaling real estate with out a real estate license. The idea is the wholesaler is selling a property they do not own. Those states have mandated an wholesaler to real estate sales or brokers license. Transactional Funding for Wholesale allows the investor to actually by the property and when the sell of the property happens, they are the owner, not a third party wholesaler.
• Make More Money: The Wholesale real estate investors job is twofold. First they are to find property below market and help the seller sell their property. The second job is to find a buyer for the property. The wholesale real estate investor makes money on the difference between what they offer the seller and what the end buyer pays them. When the end buyer knows that they are getting a very good deal, they sometimes have to reduce their price. If the end buyer has no idea what the wholesaler paid for the property and can still buy it at an acceptable price, then the wholesaler will make more money.
• Referral Fee From FBC Funding: When a wholesale real estate investor works with FBC Funding we will pay them a referral fee for any of their end buyers that we fund the loan to purchase the property.
• Surety In Closing: An advantage for using Transactional Funding for wholesale real estate investors through FBC Funding while having their end buyer access funding through FBC Funding allows the wholesale real estate investor to know we will fund the loan when we say we will fund the loan. Many end buyers go to funding sources that may or may not do what they say they can do. With FBC Funding you know we will fund when we say we will.
• Discounted Costs With FBC Funding: When a Wholesale Real Estate Investor uses FBC Funding for Transaction Funding and they refer there buyer for end funding, FBC Funding will offer a discount on the costs of Transactional Funding plus a referral fee for referring the end buyer the end buyer.

How Transactional Funding for Wholesale Works

Wholesaling real estate is with three parties and two transactions. Party A is the owner of the property. Party B is the wholesaler. Party C is the end buyer. Party A  sales to Party B. In traditional wholesaling Party B sells to Party C without taking title to the property. With Transactional funding for Wholesale Party B is given a loan for the purchase of the property from Party A. On the same day Party C is given a loan to purchase the property from Party B. this can save you lots of headache as some lenders do not fund deals at all from wholesale real estate investors. With this system there is certainty and ease of funding plus the end buyer does not know or need to know how much the wholesaler made. If I can use an analogy, when you go to the store and buy a loaf a bread you know the store bought the bread at a wholesale price and sold it to you with a mark up for their costs and profit. They do not tell you what they paid for the bread. They do not have to because they bought it and sell it for what they want. You will only buy it if the price is not too high. this is the same with real estate.

Let FBC Funding help you Close more deals and make more money with Transactional Funding for Wholesale Real Estate Investors.

For more information call 888-848-3114 or click here to schedule a loan consultation You can also email louisj@fbcfunding.com

You can also click here to join FBC Funding referral program.

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FBC Funding Partners with Real Estate Investors, helping new and experienced investors meet their short term and long term financing needs.

We are Real Estate Investors, Lenders and Mortgage Brokers ourselves. We offer many financing options for residential and multifamily investment properties including:

Fix and Flip, Rental Loans, Bridge Loans, Construction Loans, Portfolio Loans, Multifamily Loans and Home Equity Investments 

If you need Hard Money, Conventional or Alternative Financing for your residential, multifamily, mixed use or commercial properties we can help.

Programs Include:

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We offer many low down payment hard money rehab loan programs with as little as 10% of the purchase price as a down payment and 100% of rehab costs covered. Many Real Estate Investors prefer rehab loan financing programs with low down payments. This allows them to qualify without having to invest large sums of money whether they have it or not. We offer are many programs available with down payment as low as 10% of the purchase price. The problem for lenders is a low down payment rehab loan is a much higher risk. That is why in order to reduce that risk private lenders have underwriting guidelines that are more restrictive when compared with programs requiring a larger cash investment.

The 10 percent down rehab loan program allows experienced investors to qualify for as little as 10% down payment of the purchase price. The loan will fund 90% of the purchase price and up to 100% of the rehab costs. The funding of the rehab costs is limited. The total loan can not exceed 75% of the after rehab value. If the after rehab value is $200,000 then the maximum the loan could be is $150,000 (75% of $200,000 is $150,000).  If the purchase price is $100,000 the down payment is $10,000 (10% of $100,000 is $10,000). Then the maximum available for rehab is $60,000 ($150,000 maximum loan minus $90,000 for the purchase equal $60,000 available for rehab). Even first time real estate investors may qualify for the 10 percent down rehab loan if the have very good credit.

10 Percent Down Rehab Loan Benefits

The other guidelines beyond the down payment that are excellent  benefits of the 10 down rehab loan are as follows:

• Minimum Credit Score – 640 for 90% if you have completed 5 flips in the last 3 years,  700 if you have only completed 2 flips in the last 2 years, 720 if you have completed no flips in the last 2 years.
• Maximum Rehab – 100% up to 75% of the after repaired value with less than 5First time investors have a must have 15%to 20% of the purchase price for down payment unless their credit score is 720+ flips completed in the last 3 years. Otherwise, the maximum the maximum loan will be 70% of the ARV and rehab will be funded at 100% to the 70% of ARV.
• Reserves Requirement – three to six months of the monthly interest only payment.
• Loan must close in entity name
• Deferred Payments option available at 5 plus completed projects

The terms of this 10 percent down rehab loan include being: a twelve month interest only loan with no pre payment penalty (loan term up to 24 months available). Rates are from 10.% to 12.5% depending on loan to value, credit and the experience of the investor. Points are 2% to 4.5% depending on loan size. Minimum loan is $100,000 and the maximum loan is $2,000,000. Loans over $1,000,000 may require a larger down payment on the purchase price and up to 100% of rehab depending on experience.

Whether you are a seasoned investor or a first time investor, the 10 percent down rehab loan could be the best program for you as a real estate investor. When you compare the down payment, rate and points this may be better than the 100% financing or even a higher down payment program with lower rates or fees.

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For Real Estate Investors who who need to purchase or refinance residential or commercial investment properties with no red tape that can close quickly the private money mortgage program is for you. There are no minimum credit score requirements. No income is stated for the borrower. This is truly Asset Based Lending.

Private Money Mortgage

Just what it sounds like. A Private Money Mortgage is from private investors not institutional lenders. The private investors create their own guidelines and are primarily concerned with the safety of their funds and secondly by the return on their investment. This is done by offering a lower loan to value and a higher interest rate than convention lending. The greater collateral reduces the potential risk associated with a borrower not qualifying for conventional financing.

In addition to ensuring adequate collateral for the risk, a private money lender will also consider the income generated by the property. This income or lack thereof can be sometimes overcome by a lower loan to value. This again increases the collateral and reduces the risk to the lender.

The Property

The Property is the primary criteria. What is the AS IS Value of the property. Is the Property income producing and can the income from the property cover the mortgage payments. Conventional lenders focus on credit, income and experience, but the private lender is primarily focused on the collateral.

As a rule of thumb, income producing property will have a maximum loan to value of 65%. Non Income producing properties will have a maximum loan to value of 55%. But there are other aspects of the  property that is important to the Private Money Mortgage Lender. These would include, location, type of property, location, condition, location and marketability to name a few.

Location

What state the property is located in is very important. As these are private individuals the proximity of the property to them is important. Most private lenders will only lend locally, or sometimes will have different terms locally and be more conservative when the property is in a different state or region.

Property Type

Usually the highest loan to value is given to residential or residential based properties, like multi-family and mixed use properties. Office Buildings and Retail are next in the ladder of being more secure and less risk. The highest risk property types are special purpose properties like Movie Theaters, Churches, etc. The greater the risk, the lower the loan amount.

Location

In addition to what state the collateral is located in, most lenders prefer urban and suburban locations as they are more easily sold. In areas the number of people in a MSA is low, there are fewer potential buyers, especially for unique property types. That is why lenders sometimes avoid rural areas completely.

Condition

This should go without mention, but many borrowers do not understand that if a property is in poor condition it is harder to sell at market price and it shows lack of pride in ownership. This may be an indication of unseen problems.

Location

Location, Location, Location!!!

The where the property is affects marketability, value, environmental and other risk factors that will always be considered as lending risk. This affects, rate, loan amount and even whether the loan will be even offered.

Marketability

How long does a property take to sell? That is key for the property owner and lender. Ultimately the Private Money Mortgage Lender is concerned that if they have to foreclose on a loan it will be on a property that can be easily sold to recoup their investment. This is partially reflected in the value, but also relative to the risk of time the Private Lender will consider.

Finally, all factors considered The Private Money Mortgage offer financing for properties that generally would not qualify for conventional financing.

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Hard Money. There are many types of hard money or fix and flip financing programs available today. The question many investors are asking is, what is the best option for me. This answer really depends on your circumstances because there is no one best option for every investor. That is  one major advantage of working with a hard money mortgage broker who will properly represent your interest and not just sell the program they have.  Most Real Estate Investors want to put no money down for the purchase and get 100% financing of the rehab as well. They also want the lowest interest rate and lowest points and fees. Unfortunately, you can not have both the best terms and no investment. So here are important factors to consider when determining the best  hard money loan purchase rehab program for your situation. Consider these points:

• How much money do you have for the down payment
• How much money do you have for renovation
• How much experience do you have as a fix and flip real estate investor
• Are you working on other projects now
• What is the return on this investment
• Are their additional potential projects you can do before this one is complete
• Do you meet lender guidelines

No Money Down Financing

On the surface this should be the best option always because you are not investing any money for the purchase or rehab of the property. In reality the Hard Money Lender is taking all of the risk while you earn the majority of the profit. For the increased risk the rates and fees are higher. Therefore if you have options the added costs of 100% financing may not be to your benefit. You must weigh the options. Obviously, if you do not have the funds for down payment and renovation or you are working on other projects now, the 100% financing may be your only option. You must realize the Hard Money Lender will either take an equity position or charge higher points and fees. Typical hard money terms are  about 20% to 30% down payment (or more), 10% to 12% interest rate and 3 to 4 points. You may get a lower down payment with similar terms if you have very good credit and substantial experience as a fix and flip real estate investor. In contrast for no money down option you would pay 16% to 18% interest and 8 to 10 points, plus you have a shorter term to complete the project generally 3 to 6 months. These higher rates and fees generally equate to a cheaper equity partner. Most equity partners who put up all the money get at least 50% of the profit.

How to Qualify for 100% Financing Hard Money Loan

Most Hard Money Lenders that offer the 100% financing option look at two major qualification requirements. The first is the property. What is the purchase price, the as is value, the cost of rehab and the after rehab value. If they can realize an after rehab value of no more than 60% to 70% of their total investment of the purchase price and rehab costs (some lenders even cover closing costs if the ARV LTV is good) and their profit is sufficient then the most important criteria is met. Secondly, the HML considers the experience of the investor. How many projects have they completed in the last year or two. Many require three to four recent projects before they would consider a fix and flip investor experienced.

Finally choose the no money down hard money loan if you have no choice or if you are working on other projects and just do not want to deploy your funds. There are investors who only use OPM (other peoples money) and their philosophy is to do as many deals as possible without using their own money. You can make an informed choice.

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FBC Funding has a wide variety of financing programs for the Estate Investor. These programs range from Residential to Commercial, Fix and Flip to Long Term Rental, Stated Income to Lite Doc to Full Doc, to Individual Properties to Blanket Loans.  As a Broker we do not just market one set of programs to fit all borrowers, but a we tailor the program to meet a borrowers needs.

Here are just a few of the options we offer:

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Unsecured Funding for Real Estate Investing

Stop giving away half of your profits to a funding partner! Our unsecured credit lines can be used to purchase, rehab, and fix & flip real estate. You can leverage our unsecured financing to do more deals, buy property for less, close faster, rehab your properties easier and increase your bottom line on each and every property you purchase.

You can us the money and make payments on your revolving business line of credit as often as you need. This means you can use the same line over and over again with no additional fees or closing costs. As you fix and flip the property your line is paid off once the home is sold and you have the line available to do it again. This is an exciting program for most real estate investors.

You can leverage these funds to:

• do multiple deals at the same time
• buy properties at auctions or sheriff sales for cash
• fix and flip property with no additional financing
• wholesale properties for immediate returns
• build your buy and hold real estate investments
• get lower prices as you are a cash buyer
• finance properties lenders do not like
• You can be the investment Partner with Cash
• build additional business credit easily

Unsecured Funding Real Terms

• Rates as low as 8.99%
• 0% starter rates are often offered
• No Income is checked
• Quick approvals
• close in as little as 15 days
• Unsecured – no collateral required
• Unrestricted use – no questions asked
• credit lines same as cash
• no upfront costs – no application fee or appraisal fee
• Unsecured Funding may be a term loan or a credit line
• Unsecured funding may be business or personal
• Business Credit line does not report to personal credit bureau or affect debt to income ratio’s
• Personal Credit lines may have higher limits
• Personal Credit Lines may have lower rates

If you manage your unsecured credit well for six to twelve months you can increase your credit lines to help further grow your real estate investing business.

What could your Real Estate Investing Business do with $100,000 or more?

Unsecured Funding for Real Estate Investing Guidelines

• Minimum Credit Score 680. Meeting the minimum credit score does not guarantee approval – Credit profile is reviewed.
• Minimum Income is $50,000.
• Maximum Debt to income Ratio is 40%. We offer programs for borrowers with strong credit were income is not verified. Those rates may be higher.
• Maximum Credit Usage is 40%. No credit card should have an unpaid balance greater than 40% of the credit limit.
• Maximum Credit Inquiries is 5 per credit bureau in the last year.

Real Estate Investing with unsecured funding can really increase your business if you qualify for unsecured funding.

For more information call 888-848-3114 or email louisj@fbcfunding.com

Apply Here Now

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For Real Estate Investors looking to own and manage a portfolio of residential investment properties blanket loans are much more accessible today. There are many reasons to consider a blanket mortgage that include; ease of management, free up cash for additional investments and refinance to lower interest rates.

Ease of Management: Some investors have 10, 20 or more single family and 2 – 4 unit investment properties. They are much easier to manage if you have one lender. This is especially true if the lender escrows for taxes and insurance. Imagine the potential chaos of owning 12 properties with 12 mortgages from 7 lenders and 2 lenders do not escrow at all. 3 lenders escrow for taxes only and 2 lenders escrow for taxes and insurance. Now add to that chaos the the properties are in 4 different counties and property taxes are due at different times. A Blanket Loan creates an ease of management because there is one lender who escrows for taxes and insurance so there is only one payment per month. I do not mean to imply that an owner does not monitor tax and insurance payments. This is always necessary for many reasons. One loan with one monthly payment makes this much easier.

Cash for Additional Investments: Many investors are in the growth mode and are purchasing additional properties. A blanket loan allows an opportunity to take the equity from residential properties as a cash out refinance or an equity line of credit that can be used to purchase additional properties. Generally, the permanent term loan offers better rates than the equity line of credit. The advantage of the line of credit is you only pay interest on the amount of money you use. This is a big advantage for fix and flip investors or if the borrowers build up their portfolio to get another blanket mortgage, freeing up the equity line of credit to purchase additional properties. With the funds from the line of credit you are essentially a cash buyer.

Refinance to Lower Rates: Many investors build their residential real estate portfolios by using hard money loans. These are short term loans with higher rates. Some offer extended terms but the rates are still high. The blanket loan rates are much lower commercial mortgage rates and they are for longer terms. Some terms are 25 or 30 years fixed, while most have a 5 or 10 year balloon or adjustable feature.

Understanding Balloon Mortgage Loan Qualifications: Understanding the advantages of a Blanket Mortgage is good. We also need to understand what a this type of mortgage is and how to qualify. First of all a blanket mortgage is a commercial loan product. Commercial loan products are all portfolio programs. There is no secondary market like FNMA, FHMLC or GNMA to buy these mortgages from lenders. As such most of these loans are 5 to 10 year terms. The 30 year fixed rate options exist, but the rates are substantially higher. To fully understand what it means to be a portfolio product, consider this real scenario. A lender has $100 million dollars to lend. That sounds like a lot of money, but after they make 100 $1 million dollar portfolio mortgages they can no longer lend. This happens often to the local banks. They have a good portfolio product, but they run out of funds to lend. This should also help us to understand why the rates are higher than residential owner occupied conventional loans.

Because of  federal regulation of residential mortgages many lenders only lend on portfolios of 5 or more units. To ensure they maximize their profits without increasing costs many lenders also lend on portfolios of $500,000 dollars or more. In general the borrower must have decent credit, the property must have minimum cash flow (minimum debt service coverage) and the portfolio should be stabilized (occupied).

February 2018 update:We can now lend on small portfolios of $200,000 or more with a minimum of 2 properties. Minimum property value is $60,000. Minimum loan is $200,000.

For more information on Blanket Mortgage Loans complete the Quick Quote Request on the right side bar or

email louisj@fbcfunding.com

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As a Real Estate Investor who focuses on residential 1 to 4 unit non owner occupied properties you would know there are three major investment strategies. In the past most investors led by Realtors often focused solely on the buy and hold strategy. This is still a great strategy today. It is the best option for people who are looking for a lasting long term income, even retirement income and or to leave a legacy for their family. Personally, the buy and hold strategy is a major part of my wealth building goals.

But the program I am most excited about is fix and flip investing. This strategy requires you to buy property at a low price, renovate and sell the property for a great profit. By only doing three or four good transactions a year you can make one hundred thousand dollars or more annually. One of the most important elements of making a great living investing in properties that need to be renovated is to have adequate and readily available funding.

There are no options for conventional rehab financing for borrowers looking to finance the purchase and renovation of investment properties. Frankly banks and other conventional sources are missing this boat. That leaves the bulk of this funding to Private Money or Hard Money Lenders. Private Money Lenders can be individuals, small funds or large institutional funds that focus on funding the purchase rehab transactions.

Quite often Private Money Lenders are Asset Based Lenders whose underwriting criteria focus on the value of the property and the experience of the investor. When a Private Lender looks at the value of property they will typically lend a percentage of the “AS IS Value” (AIV) for the purchase and a percentage of the “After Repair Value” (ARV) for the renovation of the property. At one time there pretty uniform lending criteria, but today the amount of money these Hard and Private Money Lenders are willing to lend vary greatly. You can expect terms as low as 65% of AS Is Value or 70% of Purchase Price to as high as 100% of Purchase Price. Pretty standard in the marketplace is 80% of Purchase Price.
Likewise, these funds will lend up to 100% of funds needed to rehab a property limited by the After Rehab Value. Typical maximum ARV limits range from 65% to 75%.

When choosing a lender (or qualifying for a fix and flip loan) there are other important guidelines to be aware of.
To name a few important guidelines you need to know there is:
1) Experience – How projects has the investor successfully completed and how many have been completed recently.
2) Credit – The investors Credit Score and Credit Profile.
3) Financial Strength – How much money does the investor have and how much will they have as a financial reserve.
4) Cash Flow – Will the investor have the ability to make mortgage payments.
5) Character – quite often private lenders search the public records to ensure they are dealing with quality people they are investing there private and often personal money in.

Remember when you are a fix and flip investor there can be great financial reward. There can also be great risk. The purchase rehab private money lender is your partner. They will share the reward and to a greater extent they share in the risks. These Hard Money Lenders are investing in you the fix and flip investor. They are not just making a loan.

FBC Funding is a nationwide financing broker for fix and flip or purchase rehab funding. We have multiple lenders with varying guidelines to help novice and experienced investors meet their financing goals.

Go Here to review our programs.

Go Here for a quick quote.

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