The deals worth having don't sit around. You find one, and so do three other buyers. The operator who wins is usually the one who can prove — on paper, today — that the money is real. That's the whole reason we built our process to turn a short phone call into a written term sheet and a pre-approval letter inside 24 hours, and often the same day.
What you actually get
Not a "you're probably approved" text. Two real documents you can use the same day:
- A term sheet — loan amount, points, term, interest structure, and exactly what you bring to closing. Real numbers, built off our published three-option menu, not a vague "it depends." If you want to see the menu those numbers come from, it's all on the rate sheet.
- A pre-approval letter — on letterhead, something you can attach to an offer so a seller knows your financing is real and ready.
Together they answer the only question a seller actually cares about when two offers come in: can this buyer close?
The 15-minute call
We don't need a 30-page package to give you a number. On a short call we cover the property and your purchase price, your renovation scope and budget, your exit — whether you're flipping or refinancing into a rental — and your experience. That's enough for us to size the deal and put terms in writing.
The full document list comes later, once you've accepted and we're moving toward closing. The term sheet doesn't wait on it.
Why we can move that fast
Two things, and most lenders have neither.
We lend our own capital. The deed of trust names us. There's no warehouse line and no outside credit committee deciding how much of your deal we're allowed to fund. The person you talk to can actually say yes — and tell you what we look at and why, which is the whole point of how we underwrite.
We underwrite with AI-assisted tools. Our system runs the first pass on your numbers — ARV, loan-to-purchase, loan-to-value, the interest and points math — in minutes, so a person is reviewing a deal that's already been worked instead of starting from a blank spreadsheet. That's how we give fast answers without cutting corners on the analysis.
A document you can actually use
Speed isn't the goal for its own sake. The goal is that you can make a credible, financed offer while the other buyers are still "checking with their guy." When a seller is comparing two offers at the same price, the one with a real pre-approval attached is the one that gets accepted. A term sheet in hand turns "I think I can get the money" into "here's the money."
What happens after yes
The term sheet is the start, not the finish. Once you accept, we move to closing — title, insurance, docs — and structure a single loan that covers both the purchase and the rehab budget. You're not arranging a separate construction loan or scrambling for renovation capital after the buy.
The renovation money then sits ready to draw as the work gets done, on your timeline and against completed work — that's the draw process, and it's built to keep your crew paid and moving.
The honest version
Twenty-four hours is the standard, not a gimmick. Some deals need a comp we don't have yet, or a question answered before we can put a number on paper — and that conversation is far better to have now than after you've closed and sunk money into the rehab. But you'll never sit for three days wondering whether you even have a lender. You'll have terms, a pre-approval, and a person who can answer the phone.