Real estate investor financing guide: hard money, DSCR, bridge loans, and fix and flip explained
Real estate investors don’t get funded the way regular homebuyers do. Banks move slowly, ask for W-2s and two years of tax returns, and often say no to deals that any experienced investor would recognize as solid. That’s where investor-specific financing comes in – products built around the asset, not the borrower’s personal income. This guide breaks down the four most common types: DSCR loans, hard money, fix and flip financing, and bridge loans.
Jacob Shimon is a professional finance writer at eBoost Partners with over seven years of experience in the commercial lending industry. A graduate of the University of Florida’s Warrington College of Business with a degree in Finance, he specializes in breaking down complex business lending topics to help entrepreneurs make smart, informed decisions.
LinkedinAbout real estate investor financing
Investment property financing operates on different logic than owner-occupied mortgages. Lenders care about the deal – the property’s income potential, its after-repair value, and whether the numbers work on their own. I’ve worked with clients who had strong portfolios but unconventional tax returns, and investor loans were the only path that made sense.
At eBoost Partners, we see this often: experienced operators passed over by conventional lenders who qualify easily through asset-based programs. Whether you’re holding rentals, flipping houses, or bridging to a larger deal, there’s a product designed for what you’re doing.
DSCR loans
DSCR (Debt Service Coverage Ratio) loans let rental property investors qualify based on the income the property generates – not their personal tax returns or W-2s. If the rent covers the debt, you have a real shot at approval.
These are 30-year products, typically with loan amounts from $100K to $5M, and they work well for single-family rentals, small multifamily, and short-term rentals.
Hard money loans
Hard money is asset-based lending at its most direct. The lender cares about the property’s value – not your credit score, not your income history.
Loans close in as little as 5 to 14 days, rates run 9–15%, and terms are short: 6 to 24 months. These are tools for investors who need speed or who can’t wait for a conventional approval window to close.
Fix and flip loans
Fix and flip loans are short-term financing built specifically for buy-renovate-sell projects. They typically cover 80–90% of purchase price plus 100% of rehab costs, up to 70–75% of the after-repair value. Loan terms run 6 to 18 months, and rehab funds are released in draws as work is completed. The numbers only work if your ARV estimate is solid and your budget holds.
Read the full fix and flip loan guide
Bridge loans
Bridge loans are short-term gap financing – usually 6 to 24 months – used when an investor needs to move on a deal before their permanent financing is in place.
Common situations: buying at auction, closing on a new property before an existing one sells, or stabilizing a property before it qualifies for a DSCR loan. The full guide is coming soon.
Ready to get financing?
If you know which product fits your deal, or you’re not sure yet, the fastest way to get clarity is to talk to someone who works with investor financing every day.
At eBoost Partners, we help real estate investors find the right structure – whether that’s a 30-year DSCR loan on a rental portfolio or hard money for a time-sensitive acquisition. Start your application here and we’ll take it from there.
Disclaimer: The information in this article is for educational and informational purposes only and does not constitute financial advice. All funding products, rates, and terms are provided by eBoost Partners and are subject to application, credit approval, and our current underwriting criteria. Rates and terms are subject to change without notice.