Our Services
We provide specialized financing for both residential and hospitality real estate projects, supporting investors and developers at every stage of growth. From home redevelopment and small portfolio construction to expansive hotel chains, our lending approach is built around flexibility and real-world project demands. By understanding how these properties perform and evolve, we structure capital solutions that align with each borrower’s strategy, timeline, and long-term investment goals.
Residential Loans
We support experienced small portfolio home builders with flexible financing designed to keep projects moving from one property to the next. Our programmatic revolving credit approach allows qualified builders with multiple homes in progress to access consistent capital without restarting the loan process each time. By focusing on proven track records and active redevelopment pipelines, we create lending relationships that match the pace and demands of ongoing residential construction.
| Financing for House Flippers and Developers | |
|---|---|
| Primary Objective | Purchase, renovate, and resell quickly |
| How We Underwrite | Based largely on After Repair Value (ARV) and project plan |
| Typical Loan Structure | Short-term bridge or hard money style loan |
| Loan Term | 6-18 months |
| Funding Speed | Fast closings, often in days |
| Property Condition | Can be distressed or not livable at purchase |
| Renovation Budget | Rehab funds can be built into the loan |
| Down Payment Range | Often 10-25% depending on project strength |
| Interest Structure | Interest-only payments during project |
| Rates | Higher due to short-term nature and project risk |
Residential Lending FAQs
We offer flexible solutions for a wide range of residential needs. These include short-term bridge and rehab loans for renovation projects, long-term rental and DSCR-style loans for buy-and-hold investors, and portfolio options for borrowers with multiple properties. Our programs are designed to move quickly and adapt to the property’s condition, the borrower’s experience, and the intended exit strategy
Rates for residential loans depend on several factors, including loan type, term length, borrower experience, and overall project risk. Short-term renovation financing generally carries higher rates due to its speed and flexibility, while long-term rental loans offer more competitive pricing. Because market conditions change, we provide customized rate quotes based on each specific scenario.
Yes, we regularly finance small multifamily residential properties, including duplexes, triplexes, and fourplexes. These properties often qualify under our residential lending programs, especially when they are intended for rental income. We evaluate both the property’s income potential and the borrower’s investment strategy when structuring these loans.
Our typical loan-to-value (LTV) ranges from 65% to 80%, depending on whether the project is a renovation or a stabilized rental property. For rehab projects, we often lend based on the after-repair value (ARV). For long-term rentals, LTV is based on the current appraised value and rental income strength.
We focus on the overall strength of the deal rather than rigid guidelines. Key factors include the property value, your investment plan, available equity, and your experience with similar projects. For rental properties, projected or current rental income is also important. Our goal is to structure financing that aligns with both the property and your strategy.
Hospitality Lending
Hospitality properties require a lending approach that understands both real estate and operations. We work with investors acquiring and improving boutique hotels, extended-stay properties, and resorts by providing flexible financing built around performance, timelines, and repositioning goals. Our focus is on structuring capital that supports the realities of hotel ownership, from acquisition through renovation and stabilization.
| Loan Programs Available in North Carolina | North Carolina Hotel Financing Guidelines (How We Underwrite) |
|---|---|
| Bridge & Acquisition Loans – Short-term funding for purchases, repositioning, PIP completion, or operational turnaround before stabilization. | Loan Term – Typically 12-36 months with interest-only payments and a clear refinance or sale exit plan. |
| Value-Add / Renovation Loans – Capital for property improvements, brand upgrades, deferred maintenance, or amenity enhancements. | Leverage (LTV) – Commonly up to ~65-70% of current value or projected stabilized value, depending on scope and experience. |
| Stabilized Hotel Loans (Portfolio / DSCR Style) – Longer-term options for hotels with consistent performance and strong cash flow. | DSCR Targets – We generally look for projected or in-place DSCR of ~1.25x-1.50x for stabilized scenarios. |
| Construction Completion & Conversion Loans – Financing for adaptive reuse, boutique conversions, or completing partially built hospitality projects. | Property Performance Metrics – Occupancy, ADR, and RevPAR trends are central to our underwriting. |
| Refinance & Recapitalization Loans – Replace existing debt, pull equity for improvements, or restructure capital stack. | Sponsor Equity – Investors should typically bring 25-35% equity depending on risk profile and property condition. |
| Portfolio Hospitality Lending – Cross-collateralized structures for investors with multiple hotel assets. | Experience Matters – Prior hospitality ownership or strong third-party management improves terms and leverage. |
| Mezzanine / Gap Financing – Supplemental capital layered behind senior debt for larger projects. | Market & Location Review – Proximity to tourism, business centers, and demand drivers across North Carolina markets is key. |
Hospitality Lending FAQS
For hotel renovation and value-add projects, we typically lend up to about 65–70% of the current or projected stabilized value, depending on the scope of work and your experience. We evaluate the improvement plan, brand requirements, and projected performance after renovations. Because our team has financed and managed more than two dozen hotel assets, we understand how upgrades translate into revenue and structure leverage accordingly.
Hotel loans through our platform generally close much faster than traditional bank financing. Most bridge or renovation loans can close in a few weeks once due diligence items are in place. Because we are a private lender with less bureaucracy to navigate, we can quickly evaluate occupancy trends, renovation plans, and market data without lengthy approval layers.
Hospitality projects do not always follow a perfect timeline. If your renovation or repositioning takes longer than expected, we can work with you to evaluate extension options based on progress and updated performance projections. Our goal is to protect the value of the project and support a successful exit, rather than force a rushed refinance or sale that could harm returns.
In many cases, our loans can be structured with assumable terms, which can be attractive if you plan to sell the hotel before the loan matures. This flexibility can make your property more appealing to buyers who want to step into existing financing. Assumability depends on the buyer’s qualifications and the overall performance of the asset at the time of transfer.
Our advantage comes from direct hospitality experience and flexible underwriting. We focus on the property’s potential, the renovation plan, and your strategy rather than rigid bank formulas. This allows us to move faster, offer practical solutions for transitional assets, and structure loans that align with real-world hotel operations and timelines.