Updated
Real estate financing for investors is not one product — it is a toolkit. A six-month fix-and-flip in Indianapolis needs different leverage, speed, and underwriting than a stabilized fourplex in Charlotte or a value-add industrial flex in suburban Chicago. Jaken Finance Group built this page as the View All States hub: a starting point to match your deal type, geography, and hold period to the right capital stack.
Whether you are acquiring distressed inventory, funding rehab draws, bridging to a DSCR refi, or scaling commercial holdings, the sections below map each product and link to state-specific program pages across our nationwide footprint.
Hard money: asset-based speed for investment property
Hard money loans are short-term, asset-based financing secured by the property — not your W-2. Lenders underwrite purchase price, after-repair value (ARV), exit strategy, and borrower liquidity. Approval timelines measured in days, not weeks, make hard money the default for competitive offer situations and violation-heavy files banks will not touch.
Typical 2026 hard money characteristics for non-owner-occupied deals:
- Rates: 8.99%–13.5% interest-only on fix-and-flip, bridge, and hard money
- Fix-and-flip leverage: up to 100% of cost on qualified files, capped at 75% of after-repair value
- Fix-and-flip term: 6–12 months, with a close in 7–10 business days on a complete file
- Bridge: 12–24 months, up to 90% of the purchase price, and the same 7–10 business day close
- Best for: acquisitions where speed matters more than the cost of a 30-year mortgage
Start with a state hub — for example hard money lenders Illinois — then drill into metro pages where available (Chicago, Tampa, Atlanta, and others).
Fix-and-flip loans: acquisition plus rehab holdbacks
Fix-and-flip financing combines purchase funding with draw-based rehab holdbacks. The lender funds acquisition at closing and releases renovation dollars as milestones are verified — protecting both parties and keeping your cash free for the next deal.
Flip loans pair naturally with hard money underwriting: ARV-driven leverage, interest-only carry during the project, and a defined sale or refi exit. Experienced operators model all-in cost (points, interest, carry, selling costs) against ARV before they wire earnest money.
State entry points:
- Fix and flip loans Illinois
- Fix and flip loans Indiana
- Fix and flip loans Florida
- Fix and flip loans Georgia
- Fix and flip loans North Carolina
DSCR loans: qualify on rental income, not personal DTI
DSCR (debt service coverage ratio) loans let investors finance or refinance rental property based on property cash flow rather than traditional debt-to-income documentation. Lenders divide net operating income by the monthly housing payment (P&I or PITIA, depending on program) and look for ratios typically between 1.0 and 1.25.
DSCR is the permanent-financing leg of the BRRRR method: buy with bridge or hard money, rehab, lease up, then refi into long-term debt and pull capital for the next acquisition. Programs vary on LLC vesting, short-term rental treatment, cash-out seasoning, and interest-only vs. amortizing terms.
State DSCR hubs:
- DSCR loans Illinois
- DSCR loans Indiana
- DSCR loans Florida
- DSCR loans Georgia
- DSCR loans North Carolina
For BRRRR-specific strategy, see mastering the BRRRR strategy for DSCR success.
Bridge loans: gap financing between acquisition and permanent debt
Bridge loans cover the period between buying (or finishing rehab) and placing long-term financing or selling. They are usually interest-only, shorter-term, and priced between hard money and agency debt. Common use cases include lease-up bridges, 1031 exchange gaps, and portfolio transitions where a property is not yet stabilized enough for DSCR.
Illinois investors can review bridge loans Illinois for statewide terms. Bridge products follow the same asset-based logic as hard money — the lender cares about collateral value, exit clarity, and your liquidity to carry the asset through the bridge window.
Commercial lending: multifamily, mixed-use, and income-producing assets
Commercial real estate financing serves stabilized and value-add assets: multifamily, retail, office, industrial, and mixed-use. Down payments, DSCR requirements, and amortization schedules differ materially from single-family investor products. Expect more scrutiny on tenant quality, lease rollover, and environmental or zoning issues.
Illinois commercial programs are outlined at commercial lending Illinois. For down payment benchmarks by asset class, see commercial real estate loan down payment requirements 2026.
How to find financing in your state
Jaken Finance Group publishes state product pages following a consistent URL pattern. Replace {state} with the lowercase full state name (hyphenated):
| Product | URL pattern |
|---|---|
| Hard money | /hard-money-lenders-{state}/ |
| Fix and flip | /fix-and-flip-loans-{state}/ |
| DSCR | /dscr-loans-{state}/ |
Examples: /hard-money-lenders-texas/, /dscr-loans-ohio/, /fix-and-flip-loans-colorado/.
State program links
Choose the state where the property sits, then select the loan that fits its current condition and planned use. Keep the purchase and refinance reviews separate when the property needs work first.
| Property location | Acquisition and rehab | Rental hold | Other local resources |
|---|---|---|---|
| Illinois | Hard money · Fix and flip | DSCR | Bridge · Commercial |
| Indiana | Hard money · Fix and flip | DSCR | Indianapolis and northwest Indiana require property-specific rent evidence. |
| Florida | Hard money · Fix and flip | DSCR | Price the parcel’s insurance before setting leverage. |
| Georgia | Hard money · Fix and flip | DSCR | Match the loan term to the work and lease-up plan. |
| North Carolina | Hard money · Fix and flip | DSCR | Separate site work from cosmetic rehab in the budget. |
| South Carolina | Hard money · Fix and flip | DSCR | Charleston · Greenville |
Jaken Finance Group operates from 2300 Barrington Road, Suite 400, Hoffman Estates, IL 60196 and funds non-owner-occupied investment property nationwide. State pages include local market context — RLTO in Chicago, hurricane insurance in Florida, landlord law in Georgia — so you are not reading generic copy with a state name swapped in.
Pick the right product for your deal
Not sure where to start? Our what kind of loan do you need flow matches your timeline, property type, and exit to hard money, flip, DSCR, bridge, or commercial options. You can also submit a financing scenario with address, purchase price, rehab budget, and target hold period for a tailored response.
For a broader program comparison, visit real estate financing solutions and loan options.
Match the hold to the product
Pick the loan from the exit, not from the rate in an ad.
| You will… | Product | Close on a complete file | Price band |
|---|---|---|---|
| Rehab and sell within a year | Fix-and-flip | 7–10 business days | 8.99%–13.5% interest-only, 6–12 months |
| Hold, lease, then refinance or sell | Bridge | 7–10 business days | 8.99%–13.5% interest-only, 12–24 months, up to 90% of purchase |
| Keep a property that already rents | DSCR | About 14 business days | 5.75%–10.5%, up to 85% purchase, 80% cash-out, 85% rate-and-term |
A flip file can fund up to 100% of cost on a qualified sponsor. It still stops at 75% of after-repair value. Fund the lower number. A bridge does not use that flip cap as its purchase rule. Read the row that matches the exit. Mixing the two is how term sheets get compared badly.
This week’s 30-year average is a different loan
Freddie Mac’s survey showed a 7.28% average 30-year fixed rate as of October 1, 2026. The prior week was 7.03%. A year earlier the 30-year average was 6.34%. The 15-year average was 6.60%, versus 6.42% the week before and 5.55% a year earlier. Source: the Primary Mortgage Market Survey.
That survey is the cost of a consumer mortgage. It is the wrong price to paste into a six-month flip. It is a fair benchmark for the gap you pay when you choose a 7–10 business day investment close. If the property is stable and you can wait about 14 business days, price a DSCR loan before you pay bridge interest for a year.
Illustration: a leased house and a flip
Example only. Not a quote.
Leased rental. Price $275,000. A DSCR loan at 80% is $220,000. Interest-only at 7.5%, inside the 5.75%–10.5% band, is $220,000 times 0.075 divided by 12, or $1,375 a month. Add $280 for taxes and insurance in this sketch. The housing payment is $1,655. Rent is $2,150. Coverage is $2,150 divided by $1,655, or about 1.30. The close is about 14 business days if the lease and the appraisal are in the file. Cash-out on a later refinance would be capped at 80% for a qualified borrower. A purchase can go to 85%, and a rate-and-term refinance can go to 85%.
Flip. Purchase $180,000. Rehab $45,000. Cost is $225,000. After-repair value is $310,000. One hundred percent of cost is $225,000. Seventy-five percent of $310,000 is $232,500. The lower number is $225,000, so the sketch loan is $225,000. Interest-only at 11% for nine months is $225,000 times 0.11 times 0.75, or $18,562.50. The close is 7–10 business days. If the resale value falls to $280,000, 75% is $210,000 and the sponsor brings another $15,000.
Completions and permits, August 2026
Census and HUD released August 2026 housing figures on September 17, 2026. Completions ran at a seasonally adjusted annual rate of 1,128,000. The release said that was 27.1% below the August 2025 rate of 1,548,000, and it printed a margin of ±8.9 percentage points. Permits were 1,394,000. The release said that was 3.5% above the August 2025 rate of 1,347,000 and 2.7% below the revised July rate of 1,433,000. Single-family permits were 878,000. The document is the August 2026 new residential construction release.
Use those figures as context, not as a local comp. A national drop in completions can mean your flip buyer is shopping existing houses. It can also mean your new-build exit is competing with a thinner pipeline. Either way, the loan still has to work on your address. State pages on this site add the local rules. This national starting point does not repeat those state write-ups.
Cash the lender still expects
Even a high-advance file wants liquidity you can prove.
- Down payment or the gap between cost and the loan
- Points, title, and insurance due at the table
- Several months of interest if the project runs long
- Rehab contingency if you are drawing a holdback
- Proof the earnest money cleared
Bring bank statements that match the story. A screenshot of a brokerage account you cannot access in time does not count. If you are unsure which row in the table fits, use what kind of loan do you need or call (833) 264-7776 with the address, the price, and the exit.
To pre-qualify today, click Prequalify Today on our home page or call (833) 264-7776 to discuss your next acquisition, rehab, or refinance.
Rates, terms and conditions offered only to qualified borrowers and are subject to change at any time without notice. Closing times are in business days and commence upon receipt of appraisal payment and satisfaction of borrower conditions. Closing times may be delayed due to appraiser property access . All loans are subject to full underwriting for loan approvals. Jaken Finance Group only finances non-owner occupied investment properties.
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Jaken Finance Group, 2300 Barrington Road, Suite 400, Hoffman Estates, IL 60196