i Fund Cities
Philadelphia, Pennsylvania
Providing Investors With Great F#*%ing Loans
Fix & Flip | New Construction | Bridge | Multifamily | Rental (including Short-Term Rental)
Dealing with lenders sucks. That’s why we’re doing everything we can to make it suck a lot less for you.
WHAT YOU’LL GET WITH IFC:
- A Better Lending Experience
- A Clear and Transparent Process
- Support From Real People
- Speed – Get the stopwatch out, we dare you
- Quick Draws – typically 48 to 36 hours
- Greater Leverage – More money in your pocket
- Reliability of Funds – We’ll have you thinking money started to grow on trees
- Seller Financing Allowed – Up to 3% of the purchase price
Just like you, we’re hustle and grit, not suit and tie. Like you too, we’re entrepreneurial, creative thinkers, and we value upfront, honest, talk about deals, business and life. Like you, we show up for the people around us and we deliver.
Please note: We do NOT offer loans for vacant land or owner-occupied homes.
Property Geographic Area Details
Loan Amounts
Interest Rates
Loan Terms
Origination Fees
Lien Position
FIX & FLIP | RENTAL | NEW CONSTRUCTION
Residential (1-4 Units), Multifamily (5+)
Mixed-Use OK if 50%+ Residential
Interest Rate: 9%-12%
Origination Fee: Starting as low as 1.5% of the total loan
Leverage up to 65-75% Loan to After Repair Value (LTARV)
Real Estate Experience: Minimum of 1 deal complete
Borrower Liquidity – 15-20% total project cost
Term: 6 to 24 months
NEW CONSTRUCTION
Ground-up new construction 1-50 units, Multifamily &
Mixed Use, Townhome Development
New Construction – Same terms as fix and flip
INVESTOR REFI (LLC ONLY) – CASH-OUT, RATE & TERM, & PURCHASE
Term: 5/1, 7/1 or 30 year fixed
LTV: up to 75%
Min “as is” value $100,000
Min FICO 640
Rates: Starting as low as 7%
BRIDGE FINANCING | LAND OR EXISTING STRUCTURES
70%- 100% Loan to Value
Cross collateralization accepted
MULTIFAMILY & MIXED-USE
Mixed-Use Properties must be 50%+ residential
Project Size – $500k – $5m
Nationwide
*** CASH OUT IS OKAY
*** REFINANCE YOUR CONSTRUCTION PROJECT IS OKAY
*** INTEREST ON DRAWN AMOUNT FOR LARGER PROJECTS
*** AFTER 3-5 PROJECTS FUNDED, REVOLVING LINE OF CREDITS AVAILABLE. 2 YEAR TERMS
Property Types
- 2-4 Units Residential
- Mixed-Use
- Multifamily
- Portfolio of Residential Properties
- Residential Land
- Single Family Residence
Loan Types
- Private Money
- Hard Money
- Residential Bridge
- Residential Fix and Flip
- Residential Rehab and Rent
- Residential Ground-Up Construction
- Residential Long-Term Rental
- Multifamily Bridge
- Multifamily Rehab
Specialty Loan Types
- Residential Long-Term Rental
- Residential Short-Term Rental
- Vacation Rental
Land Types Considered
- Residential Land
- Multifamily Land
Will Consider Land That is NOT Entitled
yesMax LTV for Land
0%Max LTC for Land Acquisition
0%Max Loan-to-Purchase Price
80%Borrower Must Have Property Under Contract
noWill Provide Proof of Funds Letter
noWill Consider Lending on Purchase from Auction
noAllowed Source of Borrower’s Equity
- Own Cash
- Partner
- Equity in Subject Property
- Equity in Another Investment Property
- Seller Financing
- Crowdfunding
- Family
Experience Required
yesMinimum Number of Value-Add Projects Completed by Borrower
1Will Provide Funds for Renovation Costs
yesMax LTC for Renovation Costs
85%Interest Charged for Renovation Costs
Only on Funds DrawnTypical Number of Days for Funds Draw
3Maximum After Repair Value
75%Development Experience Required
yesMinimum Number of Ground-Up Construction Projects Completed by Borrower
1Max LTC for Ground-Up Construction Costs
85%Interest Charged for Construction Costs
Only on Funds DrawnWill Lend on Partially Completed Construction Projects
yesMinimum Loan Amount
$100,000Maximum Loan Amount
$5,000,000Minimum Interest Rate
7%Maximum Interest Rate
9%Minimum Origination Fee
1%Maximum Origination Fee
3%Minimum Loan Term
36 monthsMaximum Loan Term
360 monthsMaximum Loan-To-Value
80%Maximum Loan-To-Purchase
80%Seasoning Time
6 monthsMinimum Debt Service Coverage Ratio
1.15Will Lend on a Portfolio of Properties
YesMinimum Number of Properties
2Maximum Number of Properties
250Processing Fee
Our processing and legal fees are combined.
Legal Fee
Our processing and legal fees are combined.
Extension Fee
1.5%
Appraisal Fee
Appraisal fee is market rate. We always use local appraisers.
Renovation Construction Draw Fee
$$250
Minimum Origination Fee Amount
$2,000
Fees which are mandatory for all new borrower clients
- Multi-Purpose Lender Fee
- Appraisal Fee
- Extension Fee
Fees which are paid to a third party company
- Title Fee
i Fund Cities Testimonials
Mike Stamm
Stamm Development Group
"“My organization had such an amazing experience with i Fund Cities. Aside from just the capital stack, the willingness, and the commitment, iFC’s biggest asset was speed. i Fund Cities can get so flexible on a deal-by-deal structure. I encourage others to call these guys because their platforms are customizable. They are unique, they get it, and it works really well.” —Mike Stamm, CEO Stamm Development Group "
Delray Beach, Florida
Matthew Shapson: PB+DC
PB+DC
"“Yo, iFC! I wanted to give you a shout out to say ‘thanks’ for all the hard work you have been doing lately. And certainly, for becoming a more important part of our business in the last couple of years. You are always so responsive. Any time I need something I know I can pick up the phone, or send a text or email, and I know you guys will respond. That means so much in our business. Thank you so much. Keep doing what you’re doing!”—Matthew Shapson, President of Finance & Operations, PB+DC. "
Philadelphia, PA
Jody Prall
Investor
" “I used i Fund Cities to fund my first rental property and they made the process easy. As a new investor, I was unsure of the process. They walked me through it step-by-step and were patient with all my questions, and responsive to my emails I would recommend them to anybody looking either to fund a flip or a rental property. I know I’ll be back for my next project!”—Jody Prall, Investor "
Mike Treacy
Treacy Brothers
"“We’ve used i Fund Cities on a couple of our projects, and a lot of our customers have used them. I cannot say enough good things about them. The draws come in a timely fashion, and if any questions come up, one of the guys gets back with me. They are very responsive. They have a great product out there, and you should definitely check them out!”—Mike Treacy, Owner, Treacy Brothers. "
Philadelphia, PA
Tyler, Axe Philly Real Estate Company
Axe Philly Real Estate Company
" “I will summarize our experience with iFC into three things the guys have done really well. First, they are innovative with their products and company, in growing and adapting based on current market conditions and the overall economy. Second, they are very competitive when you stack them up with hard money lenders. Their rates, fees, and point are all very comparable, if not better. Third, they are investor-friendly; they are investors themselves and they get it from our perspective.”—Tyler, Axe Philly Real Estate Company "
Philadelphia, PA
Private Investor
Private Investor
"“We wanted to say thank you. We are overwhelmed with working with you – how fast everything moved! We really want to thank you. And we are going to have many more such experiences with you. It was really fluent and really fast for new construction, so we are really happy with the service. The best was that everything took around three weeks from the day we started!""
Lakewood, NJ
Dawud Bey
Fine Print Construction Company
"“I am a returning citizen, and iFC gave me a shot. They lent me money for some projects and we are on the fast track to do a lot of things with social impact in Philadelphia. These guys are really on the ball, they give you 100% of the construction costs, 85% of the acquisition costs. How could you lose if you just do it right!” "
Philadelphia, PA
Contact i Fund Cities
Stay Informed About Private Lending
JUST LIKE YOU—(MORE HUSTLE AND GRIT THAN SUIT AND TIE!)
i Fund Cities’ approach to lending stems from our own experience as investors. We understand the high-stress atmosphere of quick closings and we also know that the lending experience for most investors sucks!
Well, we are here to fix that.
How? By giving you, our hard-working investors, respect, straight-talk, expertise, and transparency of the lending process, which was something we found sorely lacking in the overall lending industry.
And that’s exactly how we disrupted the loan industry in 2018. Born and bred in the City of Brotherly Love, Philadelphia, where we hammered and drilled our way through our own investments for many years, we understood our customers’ needs on an entirely different level than most lenders.
Branded in our local city as i Fund Philly, our cult-like following in our hometown grew quickly. We realized our services were needed in more than just one city and, as a result, i Fund Cities was born.
Yep, just like you, we are way more hustle and grit than suit and tie!
And because we are investors too, we know that you are looking for a lending process with no B.S.—a process that you understand clearly, that saves you time and lets you keep more money in your pocket. You want lenders who you can relate to – who are the type of people you can to sit down and have a drink with – who you don’t judge you, but also who are knowledgeable enough about real estate deals, and have enough respect for you, to let you know when you are too far out over your skis on a deal.
Do you feel you know where you’re going, but you just can’t get there fast enough? Well trust us, a poor lender can cost you money and kill your momentum. A great lender can propel you leaps forward. Let our i Fund Cities team focus on getting you flexible, reliable, Kick A$$ Loans so you can focus on taking your overall investing vision to the next level.
Fix and flip, new construction, residential, commercial, multifamily … we promise our investors speed, transparency, and a personalized investing experience that you are just not going to find anywhere else.
It’s just who we are.
Office Locations
448N 10th Street, Suite 402, Philadelphia, Pennsylvania 19123Our Team
Contact i Fund Cities
Stay Informed About Private Lending
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Contact i Fund Cities by whichever method you choose.
If you submit a loan request or email, it will be sent to the lender, and they will reply to you directly. A copy will be saved in our database. We will not share your information unless you ask us for recommendations.
Our Minimum Loan Amount Is
$75,000
What We Do
- Investment Property Loans in 46 States
- SFR, 2-4 Units, Multifamily, Mixed-Use
- Fix & Flip, Long-Term Rental, Bridge, Construction
- Proof of Funds for Purchase
Not Available
- NO Owner-Occupied Homes
- NO 100% Financing - 20%+ Cash Required
- NO Rural Areas
- NO Specialty Property Types