Streamline Funding

Direct Lender for Residential Investor Projects

Streamline Funding is celebrating 20+ years of helping Builders and investors grow through our fast, flexible, and customized loan programs. We enjoy helping real estate investors turn their investment visions into profitable realities. We specialize in fix and flip, single family new construction (1-4 projects/parcel), and community/multifamily development (5+ units/parcel).

We pride ourselves on being a solution-based lender. We take the time to understand you, your business, and your project to create a loan solution based on your specific needs.

Please Note: We do NOT offer loans for homesteads (primary residences), rural, or commercial properties (with the exception of multifamily).

Property Geographic Area Details

Texas, Florida, Georgia, South/North Carolina, Virginia, Pennsylvania, Ohio, Kentucky, Indiana, Missouri, Mississippi, Alabama, Louisiana, Maryland, Tennessee, Illinois, Michigan, Minnesota, and West Virginia.

Loan Amounts

$75,000 to $10,000,000

Interest Rates

7.5% to 13%

Loan Terms

6 months to 24 months

Origination Fees

2% to 3%

Lien Position

1st

Collateral Types

Residential 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

Maximum Leverage

Purchase Short-Term (no Value-Add)

Max LTP Residential: 80%

Max LTP Multifamily: 70%

Max LTP Land: 75%

Purchase Long-Term

Max LTP Residential: 80%

Refinance Short-Term (no Cash Out)

Max LTV 1st Lien Residential: 80%

Max CLTV 2nd Lien Residential: 80%

Max LTV 1st Lien Multifamily: 70%

Max CLTV 2nd Lien Multifamily: 70%

Max LTV 1st Lien Land: 75%

Max CLTV 2nd Lien Land: 75%

Refinance & Cash Out Short-Term

Max LTV 1st Lien Residential: 75%

Max CLTV 2nd Lien Residential: 75%

Max LTV 1st Lien Multifamily: 65%

Max CLTV 2nd Lien Multifamily: 65%

Max LTV 1st Lien Land: 70%

Max CLTV 2nd Lien Land: 70%

Refinance Long-Term

Max LTV Residential: 80%

Residential Fix & Flip

Max LTP: 85%

Max LTC: 90%

Max LTARV: 75%

Residential Rehab & Hold

Max LTP: 90%

Max LTC: 92%

Max LTARV: 75%

Multifamily Value-Add

Max LTP: 70%

Max LTC: 90%

Max LTARV: 70%

Residential Construction

Max LTP Land: 80%

Max LTC: 90%

Max LTCV: 75%

Multifamily Construction

Max LTP Land: 70%

Max LTC: 80%

Max LTCV: 70%

New Construction Loans

About to break ground (literally) on a new residential construction project? You’ve come to the right place. Streamline Funding specializes in funding residential construction projects. We help home builders like you see your vision all the way through to completion. We’re by your side until the very last drop of paint is dry.

Loan Size: $100,000 to $5,000,000
Leverage: Up to 90% LTC and 75% LTV for 1-4 units
Loan Term: 12 months to 24 months

Land Acquisition Loans

Need to secure land for your construction project but don’t have your permits? We’ve got your back. A land acquisition loan (or infill lot loan) can help you bridge the gap to a construction loan, enabling you to break ground on your lot much faster.

Loan Size: $75,000 to $3,500,000
Leverage: Up to 70% LTC
Loan Term: 6 months to 18 months

Infill Multi-Unit Loans

This is the loan for a real estate investor looking to turn a plot of land into a multi-unit residential development. It’s similar to a new construction loan, but specifically tailored for larger projects featuring multiple units.

Loan Size: $75,000 to $3,500,000
Leverage: Up to 70% LTC for loans with 5+ units
Loan Term: 12 months to 36 months

Fix-and-Flip Loans

Looking for a short-term loan to help you fix and flip a house fast? Streamline Funding is your answer. We offer quick, no-hassle residential renovation loans (aka Fix-and-flip loans) to real estate investors. We’ve been doing it since 2002. No one knows this real estate market better than we do, and nobody will work harder to help you maximize your profits. We’re right behind you every step of the way, from the time of purchase to the time of sale.

Loan Size: $75,000 to $5,000,000
Leverage: Up to 90% LTC and 75% LTARV
Loan Term: 6 months to 18 months

Bridge Loans

If you’re looking to secure a short-term loan on a residential investment property quickly, a bridge loan from Streamline Funding is exactly what you need. Tap into the equity of your investment property or use it to buy a new investment property. Skip all the hurdles and hoops of a bank loan; a bridge loan from Streamline Funding is faster and it’s simpler.

Loan Size: $75,000 to $3,500,000
Leverage: Up to 80% LTC
Loan Term: 6 months to 18 months

Documentation Required

We have streamlined our processes to create a simplified application process for fast funding. All new clients will be required to submit the following:

Copy of valid US government issued form of photo ID
Loan Application
- Will authorize Streamline to run a credit and background check
Most recent bank statement(s) proving adequate cash to close
Borrower Entity Documents
- Will vary based on entity type
Copies of ALTA/HUD statements from previously completed projects and/or Builder’s Resume to validate experience

Additional documents will be required based on the type of loan program selected.

Property Types

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

Loan Types

Private Money
Hard Money
Residential Fix and Flip
Residential Rehab and Rent
Residential Ground-Up Construction

Specialty Loan Types

Subdivisions

Description

We will only do a land loan if that means we will be funding the vertical construction as well. We don't offer cash out loans for vacant land.

Land Types Considered

Residential Land
Multifamily Land

Will Consider Land That is NOT Entitled

Max LTV for Land

70%

Max LTC for Land Acquisition

70%

Max Loan-to-Purchase Price

85%

Borrower Must Have Property Under Contract

yes

Will Provide Proof of Funds Letter

yes

Will Consider Lending on Purchase from Auction

yes

Allowed Source of Borrower’s Equity

Own Cash
Partner
Equity in Subject Property
Equity in Another Investment Property
Family

Residential mixed-use, single and multifamily.

Experience Required

Minimum Number of Value-Add Projects Completed by Borrower

Will Provide Funds for Renovation Costs

yes

Max LTC for Renovation Costs

90%

Interest Charged for Renovation Costs

Only on Funds Drawn

Typical Number of Days for Funds Draw

Maximum After Repair Value

75%

The experience level impacts the loan structure. We have beginner as 1 project, Intermediate as 2-4, and Expert as 5+. The best pricing and leverage will be at the expert level.

Development Experience Required

yes

Minimum Number of Ground-Up Construction Projects Completed by Borrower

Max LTC for Ground-Up Construction Costs

85%

Interest Charged for Construction Costs

Only on Funds Drawn

Will Lend on Partially Completed Construction Projects

yes

STR will have a different underwriting criteria. 3rd party documentation may be required to support rental income.

Minimum Loan Amount

$75,000

Maximum Loan Amount

$2,500,000

Minimum Interest Rate

7.95%

Maximum Interest Rate

10%

Minimum Origination Fee

Maximum Origination Fee

Minimum Loan Term

36 months

Maximum Loan Term

360 months

Maximum Loan-To-Value

80%

Maximum Loan-To-Purchase

85%

Seasoning Time

6 months

Minimum Debt Service Coverage Ratio

1.20

Minimum Credit Score

650

Will Lend on a Portfolio of Properties

Yes

Minimum Number of Properties

Maximum Number of Properties

Minimum Property Value

$100,000

Processing Fee

One-time processing fee at closing for origination.

Title Fee

Title insurance & closing costs as standard.

Appraisal Fee

Appraisal invoice prior to ordering appraisal as only up-front cost. Vendors in each market consulted for best option available with no additional amount added.

Renovation Construction Draw Fee

$Varies by project size, minimal cost for established inspectors.

Minimum Origination Fee Amount

$995

Fees which are mandatory for all new borrower clients

Processing Fee

Fees which are paid to a third party company

Appraisal Fee
Title Fee

Details and Requirements

Typical Closing Time (Days)

Fastest Closing Time (Days)

Payment Structure

Interest Only
Interest Reserve

Pre Payment Penalty

Will lend to a foreign national

yes

Foreign nationals must have residency papers and established credit history. Exceptions approved in instances with an additional US guarantor.

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

yes

Equity offerings available for feasible projects & experienced developers. Case by case basis.

Borrower Entity Types Considered

LLC
Limited Partnership
Trust
Corporation
Self-Directed IRA

Documentation Required

Credit Report
Bank Statements
Loan Application

Personal Guaranty (Recourse) Required

Always

Credit Check Required

yes

Minimum Credit Score Required

580

Appraisal Required for Residential Property

Always

Broker Price Opinion (BPO) Accepted for Residential Property

Sometimes

Contact Streamline Funding

Streamline Funding pays us to be listed, so there is no fee to connect with them directly.

(512) 250-XXXX

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Send email Create a Loan Request

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Streamline Funding is celebrating 20 years of helping Real Estate Investors grow through our fast, flexible, and customized lending programs. We enjoy helping Builders and Investors turn their real estate investment visions into profitable realities. We specialize in construction loans including fix and flip, single family new construction (1-4 units), as well as long term rental loans. We pride ourselves on being a solution-based lender. We take the time to understand you, your business, and your project to create a loan package based on your specific needs.

In addition to serving the great state of Texas, we also are approved to fund in 30 other states throughout the US! States served include AK, AL, AR, CO, CT, DE, DC, FL, GA, IN, KY, LA, ME, MD, MA, MS, MO, NE, NH, NM, OH, OK, PA, SC, TN, TX, WA, WV, WI and WY. Our list is continuously growing, so stay tuned for more additions to come. Except the Dakotas – sorry Fargo.

License

2543293

Company Size (Number of Employees)

Year Established

2002

Associations

American Association of Private Lenders
Texas Association of Builders
Think Realty - Resident Expert

Office Locations

Austin Headquarters
9050 N Capital of Texas Highway, Austin, Texas 78759

Primary Capital Source

Own Funds
Debt Fund We Manage
Individual Investors
Family Offices
Bank Credit Line
Private Equity Funds

Loan Structure for Majority of Loans

Own Balance Sheet
One Investor One Loan
Multiple Investor Fractionalized Note
Table Funding with Capital Partner

Percentage of Loans Secured by Residential Property

100%

Total Number of Loans Funded to Date

1,856

Total Loan Volume Funded to Date

$95,000,000

Our Team

Romney Navarro

Managing Partner

Dana Georgiou

CEO

NMLS - 379382

Josh Lahr

Sales Advisor

Contact Streamline Funding

Streamline Funding pays us to be listed, so there is no fee to connect with them directly.

(512) 250-XXXX

Click to show phone number

Send email Create a Loan Request

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Receive our monthly newsletters with valuable insights and industry updates

Contact This Lender

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(512) 250-XXXX

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