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:

  • 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.

Property Geographic Area Details
Nationwide with the exception of: CA, NYC, NV
Loan Amounts
$75,000 to $10,000,000
Interest Rates
7% to 12%
Loan Terms
6 months to 360 months
Origination Fees
1% to 4%
Lien Position
1st
Collateral Types
  • Residential Property
  • Commercial Property
Loan Purpose
  • Investment Acquisition
  • Investment Refinance
  • Improve Subject Property
  • Use Equity to Invest in Another Property
  • Value Add Project
  • Development Project
Property Occupancy
  • Vacant
  • Tenant Occupied 100%
  • Tenant Occupied Partial

FIX & FLIP | RENTAL | NEW CONSTRUCTION

Residential (1-4 Units), Multifamily (5+)
Mixed-Use OK if 50%+ Residential
Interest Rate: 7%-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 1-15 unit, 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 4.95%

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
  • 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

Specialty Loan Types

  • Residential Long-Term Rental
No pre-payment penalty for short-term bridge loans.

Max Loan-to-Purchase Price

80%

Borrower Must Have Property Under Contract

no

Will Provide Proof of Funds Letter

no

Will Consider Lending on Purchase from Auction

no

Allowed Source of Borrower’s Equity

  • Own Cash
  • Partner
  • Equity in Subject Property
  • Equity in Another Investment Property
  • Seller Financing
  • Crowdfunding
  • Family
We will go up to 90% LTC for experienced investors with light rehab projects, but we are normally 85% loan-to-purchase, or 70-75% LTARV. Minimum 580 credit score required for flips. Must show proof of experience. No prepayment penalty for rehab loans.

Experience Required

yes

Minimum Number of Value-Add Projects Completed by Borrower

1

Will Provide Funds for Renovation Costs

yes

Max LTC for Renovation Costs

85%

Interest Charged for Renovation Costs

Only on Funds Drawn

Typical Number of Days for Funds Draw

3

Maximum After Repair Value

75.00%
Minimum 580 credit score required. Must show proof of experience. No prepayment penalty for construction loans.

Development Experience Required

no

Minimum Number of Ground-Up Construction Projects Completed by Borrower

0

Max LTC for Ground-Up Construction Costs

0%

Will Lend on Partially Completed Construction Projects

no

Minimum Loan Amount

$100,000

Maximum Loan Amount

$5,000,000

Minimum Interest Rate

4%

Maximum Interest Rate

7%

Minimum Origination Fee

1%

Maximum Origination Fee

3%

Minimum Loan Term

36 months

Maximum Loan Term

360 months

Seasoning Time

6 months

Minimum Debt Service Coverage Ratio

1.15

Will Lend on a Portfolio of Rentals

Yes

Minimum Number of Properties

2

Maximum Number of Properties

250

Processing 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

Details and Requirements

Typical Closing Time (Days)

14

Fastest Closing Time (Days)

7

Payment Structure
  • Amortized
Pre Payment Penalty

yes

We only charge a prepayment penalty for long-term rental loans. No pre pay on bridge, new construction, fix & flip.
Will lend to a foreign national

yes

Will Allow Junior Position Mortgage(s) Behind Our Senior Mortgage

yes

Will Consider Collateralizing Multiple Properties in One Loan

yes

Will Consider Equity Joint Venture

no

Borrower Entity Types Considered
  • LLC
  • Limited Partnership
  • Trust
  • Corporation
Documentation Required
  • Credit Report
  • Bank Statements
  • Financial Statements
  • Loan Application
Personal Guaranty (Recourse) Required
Always
Credit Check Required

yes

Minimum Credit Score Required

580

Appraisal Required for Residential Property

Always

Appraisal Required for Commercial Property

Always

Broker Price Opinion (BPO) Accepted for Residential Property

Never

Broker Price Opinion (BPO) Accepted for Commercial Property

Never

i Fund Cities Testimonials

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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.

 

 

Company Size (Number of Employees)

10

Year Established

2018

Office Locations

448N 10th Street, Suite 402, Philadelphia, Pennsylvania 19123

Our Team

Ryan Herting

Founder & Chief Experience Officer

Bryan Ziegenfuse

Co-Founder & Managing Partner

Chris Tereo

Co-Founder VP of Sales

Greg Jaspan

Head of Technology

Funded Deals

Get In Touch

i Fund Cities pays us to be listed, so there is no fee to connect. Share your loan request, send a simple email, call, or visit their website.

Stay Informed About Private Lending

Receive our monthly newsletters with valuable insights and industry updates
subscribe-illustration
Before You Contact Us

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 - 10%+ Cash Required
  • NO Rural Areas
  • NO Specialty Property Types

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