Insider Knowledge
After years of working with lenders across the country, I’ve learned exactly what separates funded deals from rejected applications. Here’s what I tell every client before we submit.
What Lenders Actually Care About
Forget the jargon. When a lender reviews your file, they’re really asking five simple questions. Nail these, and you’re most of the way there.
Can I Trust You?
Character
“Your credit history tells a story. Lenders want to see you honor your commitments—not perfection, but responsibility.”
- How you've handled past obligations
- Your track record in real estate
- References from other lenders
Can You Afford This?
Capacity
“It’s not just about income—it’s about what’s left after your existing obligations. Cash flow is king.”
- Your debt-to-income picture
- Business revenue trends
- Reserves after closing
How Much Skin Do You Have?
Capital
“The more you invest, the less risk for the lender. A strong down payment speaks louder than a perfect credit score.”
- Your equity contribution
- Liquid reserves
- Overall net worth
What's Backing This Loan?
Collateral
“If everything goes wrong, can the lender recover their money? The property’s value and condition are your safety net.”
- Current market value
- Property condition
- Location and marketability
Does This Make Sense?
Conditions
“Lenders look at the bigger picture—the market, the economy, why you need the money. Context matters.”
- Purpose of the loan
- Market conditions
- Exit strategy
Know Your Options
Your credit score opens certain doors and closes others—but here’s what most people don’t realize: there’s a lender for almost every situation. The key is knowing where to look.
| Your Credit | Score | Where We Look | What to Expect |
|---|---|---|---|
| Excellent | 720+ | Traditional banks, agency programs, CMBS | You’ll get the red carpet—lowest rates, best terms |
| Good | 680-719 | Credit unions, non-QM lenders, DSCR programs | Still competitive—slightly higher rates, more flexibility |
| Fair | 640-679 | Private lenders, bridge programs | Deals still happen—property strength matters more here |
| Challenged | 600-639 | Hard money, asset-based lenders | Equity is your friend—bring a bigger down payment |
| Rebuilding | Under 600 | Equity-driven hard money only | The deal is about the property, not you—35–40%+ down |
Pro tip: A lower credit score isn’t a dead end—it just changes the conversation. I’ve closed deals for clients with 580 scores because they brought strong equity and a solid property. It’s about knowing which levers to pull.
How Lenders Actually Think
Every underwriter is asking three questions. If you can answer “yes” to all three, you’re fundable. If one is weak, we compensate with the others.
"Is this borrower reliable?"
The Borrower
They’re looking at your track record. Have you done this before? Do you pay your bills? Can you weather a storm if the property has a rough quarter?
What makes you strong:
- Strong credit history
- Real estate experience
- Healthy reserves
- Solid net worth
If your credit is weak, we offset with a bigger down payment or a co-signer with a stronger profile.
"Is this property worth it?"
The Property
The property is the lender’s safety net. They want to know it’s worth what you’re paying, it generates income, and they could sell it if needed.
What makes you strong:
- Appraised value supports the loan
- Strong rental income (DSCR)
- Good location and condition
- Stable tenants
If the property is transitional, we use bridge lenders who specialize in value-add deals.
"Does this deal make sense?"
The Structure
How much are you borrowing versus what it’s worth? What’s your exit plan? The numbers need to work for everyone.
What makes you strong:
- Conservative LTV (under 75%)
- Clear exit strategy
- Appropriate loan term
- Realistic projections
If you need higher leverage, we find lenders who go to 80-85% LTV for the right borrower.
What You'll Need to Get Started
A complete package gets you funded faster. Here’s what I’ll ask for—have these ready and we can often get you to the closing table weeks ahead of schedule.
About You
Borrower Documents
About the Property
Property Documents
About Your Entity
Business Documents
Don’t have everything? That’s okay—let’s talk anyway. I can tell you exactly what’s critical and what we can work around.
Downloadable Forms
Save time by downloading and completing these forms before your consultation. All forms are fillable PDFs that you can complete digitally or print and fill by hand.
Master Document Checklist
Complete list of all documents needed for your loan application