Eight non-QM and business-purpose loan programs for investors who need a lender that understands their strategy, not just their tax returns.
Debt Service Coverage Ratio loans are the gold standard for real estate investors building long-term rental portfolios. Instead of reviewing personal income or tax returns, lenders evaluate whether the property itself generates enough rental income to cover the monthly mortgage. This structure is ideal for investors with complex finances, multiple properties, or business income that doesn't translate well to a 1040.
We consistently fund DSCR loans on single-family rentals, small multifamily, condos, and short-term rental properties. Whether you're buying your first investment property or adding to a portfolio of 20, DSCR financing scales with you across all 38 states we serve.
Fix and flip financing is a short-term, asset-based loan designed for investors acquiring and renovating distressed properties. Speed is everything in this space, and our lending partners can close in as few as five business days when the deal is clean. We structure loans based on the after-repair value of the property, giving you access to both acquisition funds and renovation draws.
Our fix and flip programs work for single-family flips, small multifamily renovations, and ground-up new construction. Whether this is your first flip or your fortieth, we have a program that fits your experience level and project scope.
Commercial real estate loans from EquityNest Capital cover the full spectrum of income-producing property types: multifamily (5+ units), mixed-use buildings, retail strip centers, office buildings, industrial warehouses, and self-storage facilities. We work with a network of commercial lenders ranging from regional banks to private credit funds, with flexibility to match the right product to your asset class and deal size.
Standard commercial financing starts at $1M, and we routinely work on transactions up to $20M and beyond. Our commercial lending process is relationship-driven. We don't just submit loans. We advocate for your deal.
SBA loans are one of the most powerful financing tools available to business owners. The SBA 7(a) and SBA 504 programs allow eligible businesses to acquire owner-user commercial real estate with down payments as low as 10%, long amortization periods, and rates tied to the prime rate or Treasury benchmarks. Owner-user commercial financing is a business-purpose transaction that creates genuine long-term wealth for business owners who commit to it.
The SBA 504 program pairs a conventional first mortgage with a certified development company second loan, making it possible to acquire a commercial building with far less equity than conventional commercial financing requires. We guide clients through the entire process, from eligibility analysis and lender selection to packaging and submission.
Short-term rental properties generate significantly more income than long-term rentals in many markets, but most conventional lenders don't know how to underwrite them. We specialize in DSCR loans for Airbnb, VRBO, and other short-term rental properties, using projected or actual STR income to qualify rather than a conservative long-term rental estimate that undersells the investment.
We use tools like AirDNA, Rabbu, and market comparables to establish realistic income projections. Whether you're buying your first Airbnb or building a portfolio of vacation rentals, we place and manage loans on properties in high-demand STR markets across our 38-state footprint — including Smoky Mountains, Florida Gulf Coast, Scottsdale, Nashville, and dozens more.
Self-employed borrowers and business owners often write off significant expenses, which reduces taxable income and makes them look less qualified on paper than they actually are. Bank statement loans solve this by using 12 or 24 months of bank deposits to calculate qualifying income rather than relying on Schedule C or K-1 income. This program is popular among real estate investors, contractors, consultants, and anyone who runs their finances through a business account.
We analyze both personal and business bank statements depending on the borrower's structure, applying an expense factor to arrive at a net income figure lenders can work with. Bank statement loans work for investment property acquisitions, commercial real estate, and business-purpose refinances where traditional income documentation does not reflect actual cash flow.
A cash-out refinance on an investment property lets you access the equity you've built and redeploy it into new acquisitions, renovations, or business ventures. For investors who have held properties for several years, this is often the most efficient way to fund portfolio growth without selling assets. We structure these as DSCR loans, meaning qualification is based on the property's rental income rather than your personal income.
We regularly help clients pull equity from their best-performing rental properties to fund down payments on new acquisitions, cover major renovations, or consolidate higher-rate debt. It's one of the most underused tools in a real estate investor's toolkit, and we make the process straightforward.
Hard money and bridge loans are asset-based short-term loans that prioritize the value of the collateral over the creditworthiness of the borrower. They're designed for situations where conventional or non-QM financing is too slow, too rigid, or unavailable for the deal at hand. We use bridge financing for time-sensitive acquisitions, properties needing significant work before they qualify for permanent financing, and situations where a borrower's credit profile is a temporary obstacle.
Our bridge lending partners can fund in as few as three to five business days on the right deal. We typically refinance bridge loans into DSCR or commercial permanent financing once the property is stabilized, managing the full lifecycle of the capital stack for our clients from close to exit.