**Last updated:** March 24, 2025 ### Grow your real estate investing business with **fast**, **reliable**, **low cost ** capital. ## Today's terms

Loan Type	Rate	Points	Term
DSCR ("Rental")	6.5% - 8%	0.5 - 2	30 year
Fix and Flip ("Bridge", "Hard Money", "Fix and Rent", "RTL")	10.75% - 12%	1 - 2	6 - 18 months

## Instant Quote and Pre Approval Get an **[instant quote](https://www.offermarket.us/loans?ref=landing-page-capital)** for your next purchase or refi. If you're in the market for a DSCR loan or Fix and Flip loan, you've come to the right place. Once you submit your loan request, our expert team will confirm the best available terms. You can review your loan request with your dedicated loan review specialist who will guide you through our loan programs and simple online processing. ## Your Go-To Private Lender

	OfferMarket	Other Private Lenders
Interest rate	Lowest in industry	Uncompetitive
Origination fee	0.5% to 2%	2% to 4%
Junk fees	Never	Common
Time to close	Fast	Slow
Quoting	Instant	Slow
Transparency	High	Low
Service	Excellent	Poor
Processing	Simple, online	Tedious, manual

### Competitive Terms Access the most competitive and reliable **DSCR**, **Fix and Flip** and **Slow Flip** loans. Every time you request a quote from OfferMarket, we provide you with **our best possible terms**. No negotiation. No time wasted. No question in the back of your mind if you could have gotten a better term sheet. If our terms aren't superior, then we don't deserve your business and we look forward to the opportunity to earn it on your next transaction. ### Professional Service Your real estate investing goals demand reliability and a high standard of service. We are committed to setting clear expectations, communicating clearly, and taking care of your transaction in a timely and professional manner. You will also notice our best-in-class website that provides instant, accurate quotes and pre-approval letters on-demand, and makes it easy to process entirely online. ## DSCR Loans Our DSCR loans are designed for rental property investors who want competitive, transparent and reliable funding based on debt service coverage ratio, credit score, bank statement verification and investing experience. Use the #1 ranked [DSCR Calculator](https://www.offermarket.us/blog/dscr-calculator?ref=landing-page-capital) to determine your maximum loan amount. Our [DSCR Loan Rates Index](https://www.offermarket.us/blog/dscr-loan-interest-rate-index) tracks the prevailing interest rate and fees from private lenders across the United States. See how OfferMarket's DSCR loan terms compare:

### 1-4 Unit DSCR Loan Program

Guidelines:	Individual DSCR Loans
Interest Rates	get instant quote
Origination Fees	0.5 to 2 points (% of loan amount)
Property Types	Single family, Duplex, Triplex, Quadplex, Townhome, Warrantable condo, Mixed use
Loan Amounts	$55,000 - $2,000,000
Loan Term	30 year
Loan Types	fixed rate, interest only
Maximum LTV for purchase	80% LTV
Maximum LTV for rate and term refinance	80% LTV
Maximum LTV for cash out refinance	75% LTV
Seasoning	No seasoning or 90 day seasoning
Minimum Guarantor FICO	660
Borrowing Entity	LLC (preferred), Corporation, Revocable Trust, LP (personal name not allowed)
Recourse	Full recourse, personal guarantee
Minimum DSCR	1.0
Underwriting DSCR	Lower of actual rent and market rent
Vacant Units DSCR	100% of market rent in appraisal report

### Blanket Portfolio DSCR Loan

Guidelines:	Blanket Portfolio DSCR Loans
Interest Rates	get instant quote
Origination Fees	0.5 to 2 points (% of loan amount)
Property Types	Single family, Duplex, Triplex, Quadplex, Townhome, Warrantable condo
Minimum Loan Amount, portfolio	$100,000
Minimum Loan Amount, per property	$50,000
Minimum As Is Value, per property	$66,667 (purchase), $71,500 (cash out refi)
Maximum LTV for purchase or rate term refinance	80% LTV
Maximum LTV for cash out refinance	75% LTV
Seasoning	None or 90 days
Minimum DSCR	1.0
Minimum Guarantor FICO	660
Ownership	LLC, Corporation, Revocable Trust, LP
Recourse	Full recourse (personal guarantee)
Minimum lease occupancy	90% of total units
Prepayment penalty	5-4-3-2-1, 4-3-2-1, 3-2-1, 2-1, 1-0 or 0-0 (No PPP)

## Fix and Rent Loans
Our Fix and Rent loan program is designed for rental property investors who want to cost effectively purchase, rehab, rent (lease) and refinance into a DSCR loan. This is essentially a fix and flip loan ("hard money loan", "bridge loan") on the front end, with the expectation that you will be refinancing into a DSCR loan on the back end. If you refinance into a DSCR loan with OfferMarket, you will receive a significant discount on your origination fee. Unlike other private lenders who focus on serving rental property investors and flippers, we strictly focus on serving rental property investors who are looking to use our Fix and Rent loans to grow their rental portfolio. Read about [BRRR Loans: Fix and Flip Loan to DSCR Loan Strategy](https://www.offermarket.us/blog/brrr-loans-bridge-loan-to-dscr-rental-loan-growth-strategy) Our [Fix and Flip Loan Interest Rate Index](https://www.offermarket.us/blog/bridge-loan-interest-rate-index) tracks the prevailing interest rates and fees from private lenders across the United States. See how OfferMarket's bridge loan terms compare:

Guidelines:	Fix and Rent Loans
Interest Rates	get instant quote
Origination Fees	1 to 2 points (% of loan amount)
Property Types	Single family (1 - 4 units), townhomes, warrantable condos
Loan Amounts	$50,000 - $2,000,000
Maximum LTV, ARV	70%
Maximum Loan To Purchase Price	90%
Maximum Loan To Rehab Budget	100%
Term Length	up to 18 months, no prepayment penalty
Minimum Guarantor FICO	680
Ownership	LLC or Corporation
Recourse	Full recourse (personal guarantee from 51% of entity ownership)

## The Most Transparent Private Lender
From the moment you get your instant quote, you have full transparency into your loan terms. No more last minute surprises.
The only fee you pay before settlement if for your appraisal. Everything else is charged on the [HUD (settlement statement)](https://www.offermarket.us/real-estate-glossary/hud-1) at settlement and provided for you in advance so you have time to review.
### Fees To Expect
These are the fees you should expect in order to process your loan. We do not make any money on these fees, we simply provide each line item at cost. Other private lenders commonly pad these fees and add "junk fees" such as "Servicing", "Underwriting" and "Processing" line items -- we don't because we are on a mission to drive down the costs of real estate transactions.

Fee	Amount
Legal Fee	1 Property: $995 2 Properties: $1,495 3-5 Properties: $1,995 6-10 Properties: $2,495 11 - 15 Properties: $2,995 15+ Properties: TBD
Appraisal	Market Price
Title Fees	Market Price
Owner's Title Insurance	Optional depending on state (market)
Lender's Title Insurance	Required (market)
Flood Certificate	market
Appraisal Review	$90 to $165 per property
Servicing Set Up	$30
Draw Fee (if applicable)	$270
Wire Fee (if applicable)	$30

On your settlement statement, you will typically only see the following line items:
- Origination fee - Lender fee - Tax escrow - Insurance escrow

Fee item	Loan type	Note
Origination fee	All	0.5% to 2%, minimum $2,000
Lender fee	DSCR	This includes all non-origination fee items (legal, doc prep, underwriting, appraisal review)
Prepaid interest	All	Interest that will accrue during the initial month that your loan is funded
Interest reserve	DSCR, Fix and Flip	Depending on credit score and anticipated time to transfer your loan to a servicer, an interest reserve escrow account may be required from which initial monthly payments will be made. Most DSCR loans do not have an interest reserve. Loans that have an interest reserve are typically 1 to 3 months.
Tax and insurance escrow	DSCR	To initiate your servicing escrow account, we will collect 2 to 3 months of taxes and landlord insurance premium to ensure the servicer has sufficient funds to pay annual taxes and insurance on your behalf

### Fees We Don't Charge These are the fees other private lenders commonly charge. We don't charge these fees -- not just because we don't think they are appropriate, but because we are on a mission to make real estate transactions more efficient.

Fee	Amount
Interest Rate Spread	0%
Loan Servicing Fee	$0
Points out	0%
Full Boat ("Dutch") Interest	If the total amount is greater than $100,000, we don't charge interest on rehab funds that are not yet disbursed.

We quote the exact lowest interest rate offered by the institutional capital providers that fund or purchase loans originated on our platform. That means you get the lowest possible interest rate and save thousands of dollars over the course of your loan. That's how we're able to offer [industry-low interest rates](https://www.offermarket.us/loans?ref=landing-page-capital) on our DSCR loans and Fix and Flip loans. [Learn more about Full Boat Interest](https://www.offermarket.us/real-estate-glossary/full-boat) and save thousands by avoiding it with OfferMarket. In certain cases we may charge an underwriting fee and/or an admin fee. Fees for your loan with OfferMarket are confirmed proactively and fully transparently and updated in the Loan Terms section of your [Loan File](https://www.offermarket.us/my/loans).
### How we make money
We make money on the origination fee ("points"). Points are a percentage of the loan amount. For example, if your DSCR loan amount is $200,000, our origination fee is $2,000 (1% of the loan amount).
This is the only line item where we earn a fee, every other line item is delivered to you at cost. We are proud to offer what we believe to be the industry's lowest fee structure and the best value.
#### Our standard origination fee

Loan program	Origination fee
DSCR	0.5 to 1 point, $1,500 minimum
Fix and Flip	1 to 2 points, $2,000 minimum
Fix and Rent	1 to 2 points, $2,000 minimum
Hard Money	1 to 2 points, $2,000 minimum
Bridge	1 to 2 points, $2,000 minimum

Most other private lenders will charge 2 to 4 points AND add and pad other fee line items. It is likely you will save **thousands of dollars** when you work with OfferMarket. Most other private lenders will engage in rounds of fee line item negotiations. With OfferMarket, what you see on your term sheet is the very best we can offer, there are no negotiations. If our quotes aren't the most competitive, then we don't deserve your business. That's how you save time so you can focus on building your real estate business. ## Frequently Asked Questions ### Where does OfferMarket lend? OfferMarket is a private lending platform for **business purpose loans** for experienced real estate investors. Our private lending platform is actively serving real estate investors in the following states: - [Arizona](https://www.offermarket.us/dscr-loan/arizona)* - [Alabama](https://www.offermarket.us/dscr-loan/alabama) - [Arkansas](https://www.offermarket.us/dscr-loan/arkansas) - [California](https://www.offermarket.us/dscr-loan/california) - [Colorado](https://www.offermarket.us/dscr-loan/colorado) - [Connecticut](https://www.offermarket.us/dscr-loan/connecticut) - [Delaware](https://www.offermarket.us/dscr-loan/delaware) - [Florida](https://www.offermarket.us/dscr-loan/florida) - [Georgia](https://www.offermarket.us/dscr-loan/georgia) - [Hawaii](https://www.offermarket.us/dscr-loan/hawaii) - [Idaho](https://www.offermarket.us/dscr-loan/idaho) - [Illinois](https://www.offermarket.us/dscr-loan/illinois) - [Indiana](https://www.offermarket.us/dscr-loan/indiana) - [Iowa](https://www.offermarket.us/dscr-loan/iowa) - [Kansas](https://www.offermarket.us/blog/dscr-loan-kansas) - [Kentucky](https://www.offermarket.us/dscr-loan/kentucky) - [Louisiana](https://www.offermarket.us/dscr-loan/louisiana) - [Maine](https://www.offermarket.us/dscr-loan/maine) - [Maryland](https://www.offermarket.us/blog/dscr-loan-maryland) - [Massachusetts](https://www.offermarket.us/dscr-loan/massachusetts) - [Michigan](https://www.offermarket.us/dscr-loan/michigan) - [Mississippi](https://www.offermarket.us/dscr-loan/mississippi) - [Missouri](https://www.offermarket.us/dscr-loan/missouri) - [Minnesota](https://www.offermarket.us/dscr-loan/minnesota)* - [Montana](https://www.offermarket.us/dscr-loan/montana) - [Nebraska](https://www.offermarket.us/dscr-loan/nebraska) - [Nevada](https://www.offermarket.us/dscr-loan/nevada)* - [New Hampshire](https://www.offermarket.us/dscr-loan/new-hampshire) - [New Jersey](https://www.offermarket.us/dscr-loan/new-jersey) - [New Mexico](https://www.offermarket.us/dscr-loan/new-mexico) - [New York](https://www.offermarket.us/dscr-loan/new-york) - [North Carolina](https://www.offermarket.us/dscr-loan/north-carolina) - [North Dakota](https://www.offermarket.us/dscr-loan/north-dakota)* - [Ohio](https://www.offermarket.us/dscr-loan/ohio) - [Oklahoma](https://www.offermarket.us/dscr-loan/oklahoma) - [Oregon](https://www.offermarket.us/dscr-loan/oklahoma) - [Pennsylvania](https://www.offermarket.us/dscr-loan/pennsylvania) - [Rhode Island](https://www.offermarket.us/dscr-loan/rhode-island) - [South Carolina](https://www.offermarket.us/dscr-loan/south-carolina) - [South Dakota](https://www.offermarket.us/dscr-loan/south-dakota)* - [Tennessee](https://www.offermarket.us/dscr-loan/tennessee) - [Texas](https://www.offermarket.us/blog/dscr-loans-texas) - [Utah](https://www.offermarket.us/blog/dscr-loan-utah) - [Vermont](https://www.offermarket.us/dscr-loan/vermont)* - [Virginia](https://www.offermarket.us/blog/dscr-loan-virginia) - [Washington](https://www.offermarket.us/dscr-loan/washington) - [Washington DC](https://www.offermarket.us/dscr-loan/washington-dc) - [West Virginia](https://www.offermarket.us/dscr-loan/west-virginia) - [Wisconsin](https://www.offermarket.us/dscr-loan/wisconsin) - [Wyoming](https://www.offermarket.us/dscr-loan/wyoming) (*) In states where NMLS license is required for business purpose lending or we do not directly lend, OfferMarket operates as a rate shopping service and refers your loan to a licensed capital provider. ### Is OfferMarket a direct lender? OfferMarket is a direct lender and a super broker. Depending on loan type and your specific transaction, we will either directly fund your loan via OfferMarket Capital LLC or we will fund through an affiliated institutional capital provider. We use technology and expert review during the processing of your loan to provide you with the most competitive terms on every loan request. ### What documents are required? OfferMarket loans are asset-backed -- we will never ask you for W-2, income verification or tax returns. Some lenders call this "no doc", we call it "low doc". Complete processing action steps in minutes, directly in your [Loan File](https://www.offermarket.us/my/loans). #### 🏠 Appraisal report We order your appraisal report either via AMC (appraisal management company) or directly from appraisers in our network (based on a competitive price and availability request) once you indicate your intent to proceed with OfferMarket Capital LLC as your lender, complete our appraisal authorization in your Loan File and indicate your appraisal point of contact for property access. You are responsible for paying the appraisal fee in order for us to authorize the appraiser to complete their report. #### 💳 Trimerge credit report This is a soft pull across Transunion, Equifax, Experian. Learn more about [tri merge credit reports](https://www.offermarket.us/blog/what-is-a-tri-merge-credit-report). #### 🕵️‍♀️ Background report We need to make sure there are no felonies, concerning misdemeanors, recent bankruptcies or foreclosures. We also need to make sure there are no liens or judgements that have not been released such as IRS or state tax liens. #### 🏦 Liquidity verification Two (2) most recent bank/brokerage/retirement account statements. When you submit your loan request, it will be reviewed by a member of our team who will confirm the liquidity that we will need to verify in order to fund your loan. Liquidity verification is as simple as uploading your two most recent bank statements to make sure you have enough funds in your control. This does not need to be a business bank account, it can be your personal bank account, brokerage account and/or retirement account. You do not need to move funds from your account, we simply need to verify that the liquidity required is in one or more accounts controlled by one or more guarantors on the loan. If there is a member in your borrowing entity who is not a personal guarantor on the loan (i.e. they own less than 50%), we cannot use their personal account(s) for liquidity verification. Funds in retirement accounts count at 50% because they are in a restricted account -- so $100,000 in a Roth IRA counts as $50,000. #### 📄 Borrowing entity docs ##### LLC - articles of organization - operating agreement - certificate of good standing - IRS EIN letter - W-9 ##### Corporation - articles of incorporation - bylaws - certificate of good standing - IRS EIN letter - W-9 ### Is the credit report a hard or soft inquiry? We only use **soft** [trimerge credit report](https://www.offermarket.us/blog/what-is-a-tri-merge-credit-report). This is a soft inquiry across Transunion, Equifax and Experian. We look at the middle score ("mid score") to determine your credit score. So if Transunion is 730, Equifax is 710, and Experian is 710, the score we use is 690. ### How can I qualify if my credit score is too low? If your credit score is below our minimum (660 for bridge loan, 660 for rental loan), we recommend: - continue to build your credit - partner with another investor you trust who has qualifying credit and serves as a guarantor (multi-member LLC) ### Can I buy down my interest rate?
You can buy down your interest rate in our DSCR loan program at a rate of 0.25% reduction in interest per 1% of the loan amount. For example, if you have a 7% interest rate on a $100,000 loan, you can buy it down as follows:

Buydown	Interest rate	Buydown fee
0%	7%	$0 (0 points)
-0.25%	6.75%	$1,000 (1 points)
-0.5%	6.5%	$2,000 (2 points)
-0.75%	6.25%	$3,000 (3 points)
-1%	6%	$4,000 (4 points)

### Who has to personally guarantee the loan? In most scenarios, we require 51% of the borrowing entity's ownership to personally guarantee the loan. ### Is there a seasoning period? OfferMarket specializes in no seasoning and low seasoning options for DSCR loans. In most scenarios we can offer terms with no seasoning requirement or 90 day seasoning requirement. Learn more about our [cash out refi no seasoning](https://www.offermarket.us/blog/cash-out-refi-no-seasoning) options. ### When is my first payment due? We collect "prepaid interest" on the settlement statement at closing for the partial initial month that you hold our loan. Your first monthly payment is not due until the 1st day of the month after your first full month. For example: - **Date funded:** January 24 - **1st monthly payment:** March 1 Some institutional investors on our platform require 3 months payment reserve. In this scenario, we will collect prepaid interest and your first 3 months of mortgage payments on the settlement statement and you will not make your first monthly payment until after 3 full months. For example: - **Date funded:** January 24 - **February 1st payment:** paid via prepaid interest collected on settlement statement - **March 1st payment:** paid via month 1 of 3 month payment reserve collected on settlement statement - **April 1st payment: **paid via month 2 of 3 month payment reserve collected on settlement statement - **May 1st payment:** paid via month 3 of 3 month payment reserve collected on settlement statement - **June 1st payment:** paid via ACH auto-pay (via servicer portal or ACH form completed prior to settlement) ### What loan-to-value (LTV) does OfferMarket offer? LTV is determined based on scenario and credit score plays an important role. To confirm your LTV, submit an [instant loan quote](https://www.offermarket.us/loans?ref=landing-page-capital).

Loan Type	Max LTV
Fix and Flip	90% of purchase and 100% of rehab
DSCR (purchase, rate and term refi)	80%
DSCR (cash out refi)	75%
Ground up construction	65% of land purchase and 100% of construction
Slow Flip	100% of purchase

### How long does it take to fund my loan? We know how important speed is in today's competitive market. We can fund DSCR, hard money (fix and flip, bridge) and Slow Flip loans in as little as **10 days*** provided there are no delays with the appraisal, title work and borrower action items. Our target timeline for all loans is **25 days or less** and you will have a dedicated loan manager to ensure a stress-free funding experience. (*) Appraisal and title work is performed by 3rd party service providers and we therefore do not guarantee funding timelines. ### What is the draw request process for hard money loans (Fix and Flip, Fix and Rent, Bridge)? Please refer to our [draw processing guidelines](https://www.offermarket.us/blog/draw-processing) for a step-by-step overview.

Guidelines:	Draw Request
Draw processing	Same day to 2 business days
Draw inspection	via Truepic app (self serve)
Draw fee	$270
Wire fee	$30
Draw amount	No limit
Materials reimbursement	100% installed, 50% on-site
Receipts and invoices	Not required except for soft costs (plans, permits)

**DISCLAIMER:** *Some exclusions apply. This is not a guarantee of funding. Guidelines are subject to change and this web page may not always represent current terms. Submit the [loan request form](https://www.offermarket.us/loans) for an instant loan quote which will be reviewed by an expert member of our team to ensure accurate expectations are set.*

DSCR ("Rental")

Fix and Flip ("Bridge", "Hard Money", "Fix and Rent", "RTL")

DSCR Loan

Ground Up Construction

Cash Offer

Escrow

Land Loan

Cash on Cash Return

Cash Flow

Closing Cost

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