Direct Lender for Fix-to-Flip/Rent and New Construction

Rehab Financial Group, LP makes secured first lien loans to real estate investors requiring capital to acquire, improve, own, operate, manage and sell non-owner occupied 1-4 family residential properties in 23 states.

RFG’s focus is on 100% financing, offering loans to cover 100% of purchase and 100% of rehab costs.

RFG is run by knowledgeable and creative real estate lenders with years of experience helping thousands of qualified investors realize their dreams through real estate investing. RFG lends in 23 states and offers competitive rates, interest only payments and NEVER charges a prepayment fee. RFG appreciates its repeat customers, and has a clearly stated customer loyalty program that rewards its best customers.

  • Will fund up to 100% of purchase and 100% of repair costs
  • Points as low as 2.0 points (paid at closing)
  • 4 month, 8 month & 12 month term options for rehab loans
  • 620 minimum FICO score; below 620 will need a co-borrower or guarantor
  • We also offer DSCR Long-Term Rental Loans to refinance after the rehab

Please Note: We do NOT consider land, owner-occupied homes or commercial properties, except small multifamily up to 20 units.

Property Geographic Area Details
38 States: AL, CO, CT, DE, FL, GA, IA, ID, IL, IN, KS, KY, LA, MA, MD, ME, MI, MN, MO, MS, MT, NH, NJ, NM, NY, NC, OH, OR, PA, RI, SC, TN, TX, UT, VA, WI, WV
Loan Amounts
$50,000 to $1,000,000
Interest Rates
9.99% to 14.99%
Loan Terms
4 months to 12 months
Origination Fees
2% to 4%
Lien Position
1st
Collateral Types
  • Residential Property
Loan Purpose
  • Investment Acquisition
  • Improve Subject Property
  • Value Add Project
Property Occupancy
  • Vacant

Maximum Leverage

Purchase Long-Term
Max LTP Residential: 80%
Max LTP Multifamily: 80%
Refinance Long-Term
Max LTV Residential: 75%
Max LTV Multifamily: 75%
Residential Fix & Flip
Max LTP: 100%
Max LTC: 100%
Max LTARV: 70%
Residential Rehab & Hold
Max LTP: 100%
Max LTC: 100%
Max LTARV: 70%
Multifamily Value-Add
Max LTP: 100%
Max LTC: 100%
Max LTARV: 70%
Residential Construction
Max LTC: 100%
Max LTCV: 65%
Multifamily Construction
Max LTC: 100%
Max LTCV: 65%

100% Hard Money Premier Loan Program

  • LTP: 100% of the Purchase Price
  • LTC: Up to 100% of repair cost
  • LTV: Up to 70% (Based on After Repair Value)
  • Loan amount: $50,000 to $1,000,000
  • Credit Score: 620 minimum – FICO scores below 620 will need a co-borrower or guarantor
  • Origination Fee: As low as 2.0 points (paid at closing)
  • Interest Rate: As low as 9.99% interest (payable monthly)
  • Loan Term: 4-12 months – You must sell or refinance the property to pay off the loan
  • Additional closing costs are due at time of closing
  • One-time $250 application fee
  • No prepayment penalty
  • Financing delivered in 14 days or less

Documentation Required for 100% Hard Money Program:

  • Completed Loan Application (with releases)
  • Last 2 years’ tax returns (both business and personal)
  • Business entity documents that name the people authorized to sign for the entity
  • Agreement of sale
  • 6 months most recent bank statements (business and personal)
  • 2 most recent pay stubs (if applicable)
  • Copy of driver’s license
  • Itemized list of repairs

Broker Price Opinion (BPO) for Rehab Loans

The No Appraisal Option for Experienced Investors to Get Funding Faster than Ever Before! Broker Price Opinion, short for BPO, is the newest offering from Rehab Financial Group intended for experienced investors and repeat borrowers. If the requirements are met, there is no appraisal required and you will get 100% financing on hard money loans, as well as up to 70% ARV.

  • This program is based on verified credit, income/cash flow, and cash for closing.
    • Minimum mid-credit score of 725 with prior mortgage history paid as agreed.
    • 3 or more completed projects in the past 36 months.
    • HUD’s from purchase and sale of property will be required.
  • BPO must be ordered with RFG through our approved vendors.

If an investor does not meet the requirements, the loan will need a full appraisal prior to funding.


Ground-Up Construction Loans

Expand your real estate investment solutions for 1-4 unit residential investment properties. Featuring fast closings and common-sense underwriting. Our 100% Premier Ground Up product is a quick, smart and effective alternative for financing construction costs prior to transitioning into a long-term loan. This loan is approved based on ground up experience, cash for closing + 6 months reserves, credit and income.

  • Experience Required: At least 1 verifiable completed ground-up within the most recent 12 months.
  • Land LTP: 0% – We do not offer land purchase money
    • Land must be purchased in advance, have a foundation poured with permits approved for building
    • RFG may refund the cost of the foundation as part of the total loan subject to appropriate ARV limit
    • Experienced builders may qualify for refund of land purchase price
  • LTC: Up to 100% of construction costs
  • LTV: Up to 65% (Based on Completed Value)
  • Loan amount: $50,000 to $1,000,000
  • Credit Score: 660 minimum – FICO scores below 660 will need a co-borrower or guarantor
  • Loan Term: 8, 12, or 18 months
  • Additional closing costs are due at time of closing
  • One-time $250 application fee
  • No prepayment penalty
  • Financing delivered in 14 days or less

30-Year Rental Loan Refi & Purchases

For investors who have an existing short-term loan looking for an opportunity to streamline a 30-year term Debt Service Coverage Ratio (DSCR) loan for non-owner-occupied rental properties.

  • Loan to Value (LTV) for Refinance: Up to 75% (including cash out)
  • Loan to Purchase (LTP): Up to 80%
  • Loan Term: 30 year fixed, 5/1 ARM, 10 year interest only options
  • Loan Amount: $75,000 – $2,000,000
  • Property Type: SFR, Condo, 2-4 Units, Mixed-Use & Multifamily up to 20 units
  • Portfolio Loans also available
  • Appraisal Required prior to closing
  • Credit Score: 640 minimum FICO score

Initial Documents Required

  • Refinance Application
  • Borrower’s Authorization to Run Credit
  • Property Management Form
  • Bank Statements from the Past 2 Months
  • Title Contact Info
  • Current Driver’s License/Photo ID
  • Go-Ahead From Borrower to Proceed

Secondary Documents

  • Entity Documents: Operating Agreement, Article of Organization, Tax ID, LLC Consent
  • Proof of Property Insurance
  • Purchase & Sale Agreement

Trailing Documents

  • Tenant Leases
  • Tenant Payments
  • Property Tax Bill
  • Certificate of Good Standing
  • Proof the Property Insurance Premium has Been Paid

Property Types

  • 2-4 Units Residential
  • Condominium
  • Mixed-Use
  • Multifamily
  • Single Family Residence

Loan Types

  • Private Money
  • Hard Money
  • Residential Fix and Flip
  • Residential Rehab and Rent
  • Residential Ground-Up Construction
  • Residential Long-Term Rental

Specialty Loan Types

  • Residential Long-Term Rental
100% financing only available for rehab projects. It's not for a stabilized property purchase.

Max Loan-to-Purchase Price

100%

Borrower Must Have Property Under Contract

no

Will Provide Proof of Funds Letter

yes

Will Consider Lending on Purchase from Auction

yes

Allowed Source of Borrower’s Equity

  • Own Cash
  • Partner

Experience Required

no

Minimum Number of Value-Add Projects Completed by Borrower

0

Will Provide Funds for Renovation Costs

yes

Max LTC for Renovation Costs

100%

Interest Charged for Renovation Costs

Entire Amount of Total Project Costs

Typical Number of Days for Funds Draw

0

Maximum After Repair Value

70.00%
Loans are approved based on ground up experience, cash for closing + 6 months reserves, credit and income. We require at least 1 verifiably completed ground up within the most recent 12 months. Land must be purchased in advance, have a foundation poured with permits approved for building. RFG may refund the cost of the foundation as part of the total loan subject to appropriate ARV limit. Experienced residential property builders may qualify for refund of land purchase price. 65% LTARV for credit scores over 700. If credit score is under 700, the max LTARV is 60%.

Development Experience Required

yes

Minimum Number of Ground-Up Construction Projects Completed by Borrower

1

Max LTC for Ground-Up Construction Costs

100%

Interest Charged for Construction Costs

Entire Amount of Total Project Costs

Will Lend on Partially Completed Construction Projects

no
30 year fixed, 5/1 ARM, 10 year interest only options. Minimum 640 FICO score required. Prepayment penalty is 3 years with a 3-2-1 step-down (3% fee if paid in 1st year, 2% in 2nd year, 1% in 3rd year.

Minimum Loan Amount

$75,000

Maximum Loan Amount

$2,000,000

Minimum Loan Term

60 months

Maximum Loan Term

360 months

Will Lend on a Portfolio of Rentals

Yes

Minimum Number of Properties

2

Maximum Number of Properties

25

Minimum Property Value

$75,000

Processing Fee

$400

Documents Fee

Varies by attorney/non-attorney state = $1500-999 respectively

Title Fee

Choice of title company/varies by loan size

Appraisal Fee

$575-675

Fees which are mandatory for all new borrower clients

  • Other Fee

Details and Requirements

Typical Closing Time (Days)

10

Fastest Closing Time (Days)

3

Payment Structure
  • Interest Only
Pre Payment Penalty

no

Will lend to a foreign national

no

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

no

Will Consider Collateralizing Multiple Properties in One Loan

no

Will Consider Equity Joint Venture

no

Borrower Entity Types Considered
  • Individual(s)
  • LLC
  • Limited Partnership
  • Corporation
  • Self-Directed IRA
Documentation Required
  • Credit Report
  • Tax Returns
  • Bank Statements
  • Financial Statements
  • Loan Application
Personal Guaranty (Recourse) Required
Always
Credit Check Required

yes

Minimum Credit Score Required

620

Credit Check Description

Minimum credit score varies by loan program. 620 minimum for rehab projects, 660 minimum for ground-up construction, 640 minimum for DSCR term rental loans.

Appraisal Required for Residential Property

Always Before Funding

Broker Price Opinion (BPO) Accepted for Residential Property

Never

Rehab Financial Group Testimonials

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About Rehab Financial Group, LP

Whether you are renovating to sell or rent, Rehab Financial Group is committed to investor success! We evaluate borrowers as a whole, and ultimately try to match our broad base of loan products to meet your specific goals. By reviewing an applicant’s full financial picture, we don’t need to stick to hard-and-fast formulas, but instead use common sense underwriting and work with financially-responsible borrowers who want to flip a reasonably-priced property.

RFG’s combined 50 years of real estate and lending experience have helped THOUSANDS of investors become successful renovation professionals.  We believe strongly in matching you with the loan that best meets your specific needs.  Our goal is to keep you liquid so you retain the most cash in your bank account.  When other lenders won’t, RFG will!

Year Established

2010

Office Locations

1062 E Lancaster Ave, Ste 15C, Rosemont, Pennsylvania 19010-1565

Primary Capital Source
  • Own Funds
Alternative Capital Sources
  • Own Funds
Loan Structure for Majority of Loans
  • Own Balance Sheet
Percentage of Loans Secured by Residential Property

99%

Our Team

Brian M. Augsberger

Director of Sales & Marketing

Susan Naftulin

President and Co-Founder

John V. Santilli

Chief Revenue Officer

Matt Bente

Chief Financial Officer

Matt Breen

Underwriter & Secondary Market Product Manager

Lisa Allen

Underwriting & Processing Manager

Chris Vena

Loan Advisor

Dipali Patel

Loan Processor

James Schreffler

Underwriter & Loss Mitigation Specialist

Toni Jones

Account Executive

Gil Pementel

Account Executive

Get In Touch

Rehab Financial Group 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

$50,000

What We Do

  • 100% Financing for Rehab Loans
  • 100% LTC for Ground-Up Projects
  • Mixed-Use & Multifamily up to 20 Units
  • BPO Option instead of Appraisals
  • Long-Term Rental Loans

Not Available

  • NO Land Loans
  • NO Owner-Occupied Homes
  • NO Rural Areas
  • NO Commercial Property, except Multifamily

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