Private real estate capital

Capital for investors who create value.

We finance the purchase and renovation of investment property across Texas, Connecticut and Florida. Our loans are short-term and interest-only, and every one is decided by our two-person credit committee.

Present a deal Arrange a conversation

5 daysearliest close, with clear title

80%of the purchase price, plus renovation funding

$0prepayment penalty

A gray two-story home with a wraparound front porch

The program

Terms, plainly stated.

No two properties are alike, so we shape each loan around the asset and your plan for it. These are the terms we begin from.

Acquisition and renovation

Funding to buy a single-family or small multifamily property, improve it, and bring it to market.

Multifamily bridge

Interim financing that carries a multifamily property through renovation and lease-up until it is ready for permanent debt or sale.

A brick apartment building with balconies

Term sheet

Indicative terms
Business-purpose loans

Loan size: $75,000 – $1,000,000
Rate: From 10%, interest only
Advance on purchase price: Up to 80%
Renovation budget: Financed
Loan ceiling: 65% of after-repair value
Duration: Up to 24 months
Early repayment: Without penalty
Time to close: As few as 5 business days
Security: First lien
Borrowing entity: LLC or corporation
Property: Investment, non-owner-occupied
Origination: Points due at closing
Lender's title and hazard insurance: Borrower provides

Smaller requests considered. An executed purchase contract is required. Every loan is subject to underwriting and approval.

An example

How a loan comes together.

A hypothetical renovation, sized under our standard terms, to show how the numbers work.

A bright single-story home with a landscaped front lawn

A three-bedroom renovation

An investor buys a dated home, updates it, and sells within a year.

Purchase price: $240,000
Renovation budget: $60,000
Value after renovation: $425,000
80% of purchase price: $192,000
Plus renovation funding: $60,000
Loan amount: $252,000
As a share of after-repair value: 59%, within the 65% ceiling
Investor's cash at purchase: $48,000, plus closing costs
Monthly interest at 12%, interest only: $2,520 on the full balance

Hypothetical figures for illustration only. Rate, points and loan amount are set at underwriting for each property.

Our approach

The case for lending direct.

Institutional lenders ask the borrower and the property to fit their checklist, and they take weeks to decide. We work the other way around.

One conversation, one decision

The people you speak with are the two who decide. Every loan goes before the same committee of two, never a broker or a crowded credit department.

Judged on the asset

The property and the plan carry the most weight. A short sale, foreclosure or bankruptcy two or more years in the past need not stand in the way.

Equity put to work

Where you hold equity in other property, we can pledge it alongside the new acquisition to reach the full amount the project needs.

Seasoned on both sides

Together our partners bring more than four decades of buying, building, renovating and financing real estate.

1
Introduce the opportunity
Send the address, price, renovation scope and expected value, or talk it through with a partner.
2
Receive terms
We study the property and the plan, then offer terms you can rely on.
3
Close and begin
With clear title, closing can follow in as few as five business days, and work can start.

To move quickly, have on hand: the purchase contract, renovation budget and scope, comparable sales, entity documents, and a list of completed projects.

Experience

Dozens of loans.

Our partners have financed renovations and small multifamily properties for years, first in Connecticut and Florida and now in Texas.

Texas

Our newest market, managed from Dallas.

Connecticut

Where our lending began, with single-family and two- to four-unit properties.

Florida

An active market for renovation lending along the Gulf Coast and beyond.

Principals

A committee of two.

Mike Girard

Partner

A capital markets executive with more than two decades in seniors housing, multifamily and land, Mike has completed over $4 billion in investment sales and capitalizations. He is known for careful due diligence and hands-on asset management. He founded Framework Realty Advisors, is licensed as a real estate broker in Texas, Oklahoma, Massachusetts and New Hampshire, and maintains a lifelong interest in science and technology.

[email protected]

Robert Parker

Partner

Robert has worked every stage of an investment property, from purchase and construction to renovation and sale, with a particular focus on fix-and-flip projects. Before turning to real estate lending, he founded CTBS, a bookkeeping firm that helped small businesses stay nimble and efficient. That grounding in the numbers shapes how he structures each loan, and he works with borrowers directly from first call to payoff.

[email protected]

Questions

Before you call.

Which borrowers do you work with?

Real estate investors purchasing investment property through an LLC or corporation. We do not finance a borrower's own residence.

How soon can a loan close?

With clear title, in as few as five business days.

What role does credit play?

A smaller one than at a bank. We focus on the property and the plan. Past short sales, foreclosures and bankruptcies are acceptable once two years have passed.

How is the loan amount set?

We advance up to 80% of the purchase price and can finance the renovation budget, with the total held to 65% of the after-repair value. Loans range from $75,000 to $1,000,000, and we will consider smaller requests.

What does the loan cost?

Interest-only rates beginning at 10%, with points paid at closing. The borrower provides the lender's title policy and hazard insurance.

May I repay early?

Yes, at any time and without penalty.

Can other property support the loan?

Yes. Equity in property you already own can be pledged alongside the new purchase.

Where do you lend?

Texas, Connecticut and Florida.

Present a deal

Share the particulars.

Tell us about the property and your plan. A partner will review it personally and reply with terms.