Fix & Flip$500K to $1M
For real estate investors
The bank said no. If it's an investment property, that doesn't have to be the end.
We lend on investment property across the US, and we decide on the deal rather than your tax returns. Files are reviewed in as little as 24 to 48 hours, and if yours qualifies, a bridge loan can close in as little as 7 business days.
Investment properties only. We don't finance a home you plan to live in.
An agent or broker with a buyer whose financing fell through? Use Rescue My Deal.
Why banks say no
Denials we can often work around
These are the reasons borrowers tell us about most. None of them is an automatic no on an investment property.
Denied — debt-to-income ratio
On an investment property we can look at the property's rent and your plan instead of your personal debt-to-income.
Denied — credit score or history
Our investor programs start at a 620 FICO and weigh the deal as much as the score.
Self-employed / income documentation
DSCR rental loans use no income verification, so write-offs on your tax returns don't count against you.
Appraisal came in low
The appraised value caps our loan too. But if the numbers still work at that value, a bridge loan can keep the deal moving.
Lender pulled financing late
Bridge loans can close in as little as 7 business days, which is often enough to save the contract.
Can't close by the contract deadline
Files are reviewed in as little as 24 to 48 hours. Tell us the date and we'll tell you honestly whether it's reachable.
Condo or property not eligible
Non-warrantable condos, mixed-use buildings and 5+ unit properties are normal for us, not exceptions.
Something else
Tell us what the lender said. If it's an investment property, there's usually a way to look at it.
Straight talk
What we can't do
We would rather tell you now than waste a day of your contract clock.
- We lend on investment property only, never a primary residence. If the bank denied the loan on the home you plan to live in, we can’t help, and nothing on this page changes that.
- A low appraisal broke the math and the deal no longer works at the appraised value.
- The denial involved misrepresentation, such as occupancy — that isn't something any lender can paper over.
The numbers
What investors get from us
- 8.99%
- Bridge loans from
- 6.375%
- Rental loans from
- 90%
- Up to LTV
- 7 days
- Closings in as little as
- 620
- Minimum FICO
- 24 to 48 hrs
- Files reviewed in as little as
Rates as of October 2026. Every figure is “from” or “up to”; your terms are set in underwriting.
Recent closings
The kinds of deals we fund
Fix & Flip
Ground Up$1M to $2M
DSCR$1M to $2M
FAQ
After a denial: questions, answered
The questions borrowers ask us in the first call after a bank says no.
Often, yes, if the property is an investment: a rental, a flip, a small apartment building or a new build. We underwrite the deal rather than your tax returns, so most of the reasons a bank says no don't apply the same way. Tell us what happened and a loan officer will tell you quickly whether it's one we can fund.
No. Checking your deal is not an application for credit and no credit pull is made. We ask for your credit range only so we can point you to the right program.
Our DSCR rental loans use no income verification — we qualify the deal on the property's income rather than your tax returns or W-2s.
Not the way it is with conventional lenders that cap the number of financed properties. We underwrite each deal on the property itself, so a growing portfolio isn't an automatic denial.
No — the appraised value sets the maximum loan for us too. But if the deal still works at that value, a bridge loan can keep it moving; a loan officer can run the numbers with you.
No. United Funding finances investment property only — not a primary residence you intend to live in.
Two minutes, no credit pull, a straight answer.
Tell us what the bank said and what the property is. If it’s a deal we can fund, you’ll hear from a loan officer fast. If it isn’t, we’ll tell you that just as fast.