groundwork fund · real estate investor financing
DSCR rental loans, fix and flip capital, and ground-up construction funding for real estate investors. Brokered by people who actually know the build, so your numbers hold up from application to final draw.
Groundwork is a loan brokerage, not a direct lender. Loans are originated and funded by lending partners.
why groundwork
Every lender promises speed. Here is what they can't promise: someone on your side who has priced a rehab, run a draw schedule, and knows what a $40K scope actually buys. That's the difference between a loan that closes and a project that works.
Send your scope of work and we pressure-test it before the lender ever sees it. Fewer surprises at the draw inspection, fewer stalled projects.
Every deal gets an honest read, including "this doesn't pencil." We'd rather tell you no in a day than watch you lose a month.
You work with us from inquiry through close, backed by an established lending partner. No call centers, no re-explaining your deal.
loan programs
Qualify on the property's cash flow, not your tax returns. Built for self-employed investors, portfolio builders, and anyone whose W-2 doesn't tell the whole story. Purchase, refinance, or consolidate multiple rentals into one portfolio loan.
Ask about DSCR financing| Loan amounts | Up to $2.5 million |
| Max LTV | 85% purchase · 80% cash-out |
| Minimum DSCR | 0.75 |
| Credit score | FICO as low as 620 |
| First-time investors | Welcome |
| Short-term rentals | Eligible |
| Foreign nationals | Eligible |
| Terms | Long-term financing available |
Short-term capital that moves at flip speed. Funds cover cosmetic updates through full gut renovations, with a streamlined draw process so your crew isn't waiting on money between phases. Experience helps but isn't required; every deal is judged on the full project plan.
Ask about fix and flip financing| Loan amounts | Up to $2.5 million |
| Interest rates | 8.75% to 11% |
| Max LTC | Up to 90% |
| Construction costs | Up to 100% funded |
| Terms | Up to 18 months |
| Approvals | As fast as 24 hours |
| Fees | Transparent, no hidden costs |
Rates shown are current program ranges and subject to change. Confirm current terms before applying.
From lot to certificate of occupancy, funded in stages that match your build. For 1 to 4 unit residential projects: spec builds, infill lots, and teardown-rebuilds. We'll help you shape a plan set, timeline, and cost breakdown that underwriting takes seriously.
Ask about construction financing| Loan amounts | Up to $2.5 million |
| Interest rates | 9.25% to 11.5% |
| Max LTC | Up to 90% |
| Construction costs | Up to 100% funded |
| Terms | Up to 18 months |
| Ground-up experience | Not required |
| Soft costs | 50% refunded within 5 days of closing |
Rates shown are current program ranges and subject to change. Confirm current terms before applying.
how it works
Property, purchase price, your plan, your numbers. You'll get an honest read on whether it pencils, usually the same day.
Your file goes to the right program with the budget already pressure-tested. Most funding decisions come back within 24 to 48 hours of a complete package.
Funds release, draws follow your milestones, and you have one number to call the whole way through.
questions, answered straight
A loan qualified on the property's cash flow instead of your personal income. Lenders look at the rental income relative to the payment (the debt service coverage ratio) rather than your W-2s or tax returns.
Experience helps, but it's not a hard requirement on any program, and ground-up construction explicitly requires none. Every application is evaluated on the full project plan: purchase price, budget, and after-repair or completed value.
Most funding decisions are issued within 24 to 48 hours after a complete application is submitted. The "complete" part is where we earn our keep: we make sure your package goes in right the first time.
No, and we'll always be straight about that. Groundwork is a loan brokerage. Loans are originated and funded by lending partners, and our job is matching your project to the right program and getting your file through clean.
Our lending partners fund projects in most of the country. The exceptions: Arizona, California, Minnesota, Nevada, North Dakota, Oregon, South Dakota, and Vermont are outside the service area.
No. These are business-purpose loans for investment properties only. If you're looking for a home to live in, reach out anyway and we'll point you in the right direction.
contact
Questions about a program, curious whether a deal fits, or want to talk through something before filling anything out. Send a note and you'll get a real reply from a real person.
Send us the basics and get an honest read, usually the same day. No pressure, no spam, and "no" is a complete answer we're not afraid to give.
Start your loan inquiryPrefer to talk first? Email hello@groundworkfund.com