This is an asset and exit underwrite. There is no income documentation and no tax returns. What drives the decision is the purchase price against the as is value, the credibility of the renovation budget and scope, and the after repair value the comparables actually support. Experience does not gate approval, but it does move pricing and leverage, which is why the tier table above matters more than a credit score. Where an appraisal comes back light on ARV, the deal is usually still fundable at a lower loan amount rather than dead, and we will show you that number rather than decline the file.

We are consultants, not a lender, so we have no credit box of our own to protect. We work across a nationwide network: banks and credit unions, local and regional lenders, national platforms, private lenders, debt funds, family offices, and commercial balance sheet lenders. Some are large, some will write one loan a quarter in a market they know better than anyone. On a flip, the spread between the best and the worst quote a borrower can get is usually two to three points and a full tier of leverage. A first time flipper and a sponsor with fifteen exits do not belong at the same lender, and the local bank that will not touch a rehab in one state has an appetite for it in another.

Our job is to match the file to the lender whose appetite actually fits it, both the sponsor profile, experience, credit, liquidity, entity structure, and the property itself, its type, market, condition, and business plan. That is the part a borrower cannot do alone, because it depends on knowing who is lending this month, on what, and at what price. You get the placement, not a rate sheet.