DSCR Loans
PopularQualify using the property's rental cash flow. No personal income verification required.
Investment Property Loans · Not for Primary Homes
Loans for real estate investors.
Bank said no? We fund DSCR, bridge, and hard money loans on rental and investment properties — approved on the deal, not your paycheck. No W-2 required.
Why Timber
Built for deals traditional banks decline.
Access
90+ Wholesale Lenders
One application, dozens of lenders competing for your deal — so you get the sharpest rate and terms available, not just the first offer.
Underwriting
We Underwrite the Property
DSCR, bank-statement, and asset-based programs qualify the deal on rental income or property value — not your tax returns.
Speed
Closings in as Little as 10 Days
Investors don't wait on banks. Our process is built to move at the speed of a competitive offer.
Approved on the deal, not your paycheck.
High DTI. Self-employed income that doesn't fit a W-2. Multiple financed properties. An LLC on title. These are exactly the scenarios our programs are built to solve — because they're the norm for real estate investors, not the exception.
Loan Programs
12 loan programs for real estate investors.
Not sure which one fits your deal? Each card below is explained in plain English — or just call us and we'll figure it out together.
Bank Statement Loans
12–24 months of business or personal bank statements stand in for tax returns on investment property purchases and refinances.
Self-Employed Investor Programs
Flexible income documentation built for 1099s, K-1s, and multiple businesses.
Portfolio & High-Net-Worth Programs
SpecialistCustom terms for investors closing multiple deals a year or holding large portfolios.
Hard Money Loans
SpecialistAsset-based capital for time-sensitive acquisitions — funded in days, not weeks.
Fix & Flip Loans
PopularPurchase and rehab funding in one loan, with draws released as the work gets done.
Bridge Loans
Short-term financing to close on your next deal before the last one sells.
Cash-Out Refinancing
Pull equity out of stabilized properties to fund your next acquisition.
Seller Carry-Back Financing
We pair private capital with a seller-financed note to cover the rest of the purchase price when the seller is willing to carry part of the deal.
Construction Loans
Ground-up and rehab financing with draw schedules built around your build timeline.
Commercial Loans
Multifamily, mixed-use, and retail financing for stabilized and value-add assets.
No-Ratio & Distressed Asset Rescue
SpecialistSolutions for foreclosure timelines and deals that don't fit a standard ratio.
Process
Application to closing table.
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Stage 01
Free Deal Review
Send us the numbers. We'll tell you within a day what it'll take to fund it.
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Stage 02
Application & Documents
Submit your application and supporting docs through a single secure portal.
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Stage 03
Lender Match & Term Sheet
We shop your deal across our lender network and bring back real terms.
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Stage 04
Underwriting & Close
Clear to close in as little as 10 business days from application.
Recent Closings
A sample of deals we've funded.
Wake County, NC
4-Unit SFR Portfolio
DSCR Refinance
Durham, NC
Single-Family Flip
Hard Money
Cary, NC
Mixed-Use Retail
Bridge-to-Commercial
Chapel Hill, NC
New Construction Duplex
Construction Loan
Apex, NC
12-Unit Multifamily
Commercial Cash-Out
Wake Forest, NC
Self-Employed Investor
Bank Statement Purchase
Representative closings. Individual results vary by borrower and property.
Team
Who's behind the closing table.
Joshua Schlitt
Founder
Your point of contact from application to closing table.
FAQ
Questions investors ask us.
What types of properties do you lend on?
Non-owner-occupied investment property only — single-family rentals, small multifamily, mixed-use, and commercial. We do not offer owner-occupied residential mortgages.
Do I need to provide tax returns or W-2s?
Usually not. Most of our programs qualify the deal using rental cash flow (DSCR), bank statements, or the asset itself — not your personal income documentation.
What is a DSCR loan?
A DSCR loan qualifies you based on the property's rental income relative to its debt payments, rather than your personal income. If the property cash-flows, you qualify.
How fast can you close?
As fast as 10 business days on straightforward deals, with an average close of 21 days across all programs.
Do you lend outside North Carolina?
Yes. We're headquartered in Raleigh but fund investment property deals nationwide.
Can I close in an LLC or other entity?
Yes — most of our investors vest title in an LLC, corporation, or trust. Entity vesting is standard for business-purpose lending.
What credit score do I need?
It varies by program. DSCR and bank-statement loans typically start in the 660s; hard money and bridge loans weigh the deal and exit strategy more heavily than credit alone.
Are these loans regulated like a traditional mortgage?
No. These are business-purpose loans for investment property, not consumer mortgages, so they fall outside typical NMLS licensing requirements that apply to owner-occupied home loans.
Contact
Tell us about the deal.
Send the basics and we'll come back with what it'll take to fund it — usually within one business day.
- Phone
- 919‑395‑2411
- Office
- Raleigh, NC · Lending Nationwide
- Hours
- Mon–Fri, 8:00 AM–6:00 PM ET