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GOLDEN RULE INVESTMENTS
Financing Solutions
Programs for every stage of your investment strategy — structured around the deal, not a single lender's guidelines. Below are the general parameters for each program; final terms are confirmed once we understand the full scope of your deal.
Programs at a Glance
Program | LTV / LTC | Loan Amount | Term | Min FICO |
|---|---|---|---|---|
Fix & Flip | 96% LTC / 75% LTV | $55K – $50M | 6–24 mo* | 660 |
Portfolio | 80% LTC / 75% LTV | $55K – $50M | 6–24 mo* | 660 |
Buy & Hold (DSCR) | 80% LTV purchase / 75% cash-out | $55K – $50M | 5–30 yr | 660 |
Multi-Family | 80% LTV purchase / 75% cash-out | $55K – $50M | 5–30 yr | 660 |
New Construction / Ground-Up | 90% LTC / 75% LTV | $75K – $5M | 13–24 mo | 660 |
Commercial | 80% LTV | $100K – $75M | 1–30 yr | 660 |
* 6, 12, 13, 19, or 24-month terms, with the option to refinance into a 30-year term. As low as 550 depending on credit profile.
Fix & Flip / Bridge
Short-term financing for the acquisition and renovation of non-owner-occupied properties, structured for investors moving quickly on a deal.
Loan-to-Cost (LTC) up to 96%, Loan-to-Value (LTV) up to 75%
Loan amounts from $55,000 to $50 million
Terms of 6, 12, 13, 19, or 24 months, with the option to refinance into a 30-year term
Non-recourse available
Interest-only payments
In-house construction management
Open to new investors
No prepayment penalty
Portfolio
Financing structured across multiple properties held together — same flexibility as our Fix & Flip / Bridge program, sized to a portfolio rather than a single asset.
Loan-to-Cost (LTC) up to 80%, Loan-to-Value (LTV) up to 75%
Loan amounts from $55,000 to $50 million
Terms of 6, 12, 13, 19, or 24 months, with the option to refinance into a 30-year term
Non-recourse available
Interest-only payments
In-house construction management
Open to new investors
No prepayment penalty
Buy & Hold (DSCR)
Long-term rental financing underwritten to the property's cash flow rather than the borrower's personal income.
LTV up to 80% on purchase, 75% on cash-out (up to 80% cash-out on single-family homes only)
Loan amounts from $55,000 to $50 million
Terms of 5, 10, 20, or 30 years
Fixed rate, ARM, fully amortizing, or interest-only structures
No personal income requirements
DSCR as low as 0.75
Open to new investors
Multi-Family
Financing for income-producing multi-family properties, sized to the property's performance rather than the borrower's personal income.
LTV up to 80% on purchase, 75% on cash-out
Loan amounts from $55,000 to $50 million
Terms of 5, 10, 20, or 30 years
Fixed rate, ARM, fully amortizing, or interest-only structures
Designed for properties with 5 to 100 units
No personal income requirements
Open to new investors
New Construction / Ground-Up
Ground-up construction financing covering vertical costs, from single-family sites through larger multi-unit projects.
LTC up to 90%
Financing for SFRs, condos, townhomes, 2–4 unit, and 5–100 unit properties
Proceeds available for purchase, refinance, construction only, or cash-out
Terms of 13, 19, or 24 months, with extension options
Coverage for up to 100% of vertical construction costs
No income verification
Loan amounts from $75,000 to $5 million
Commercial
Financing for income-producing commercial real estate across a broad range of property types.
Loan amounts from $100,000 to $75,000,000
LTV up to 80% on purchase and refinance transactions
Terms from 1 to 30 years
Minimum property value of $150,000 to qualify
Expedited closing, typically 2 to 4 weeks
Eligible properties include offices, warehouses, retail, restaurants, multi-family, and other commercial property types
Requirements & Documentation to Close
These apply across our loan programs. Where a program has an exception, we'll walk you through it directly.
Requirements
Non-owner-occupied properties (does not apply to Commercial)
Ability to close in an entity name
Minimum 660 FICO (as low as 550 depending on credit profile)
No bankruptcy, foreclosure, short sale, or deed-in-lieu in the past 3 years
Documentation to Close
Program-specific loan application and guarantor application
Original purchase HUD (refinance) or purchase agreement (purchase)
Payoff statement, if applicable
Lease agreement, if applicable (income-producing properties)
Driver's license
Most recent 3 months of business bank statements and other liquidity statements
Renovation or construction cost breakdown, if applicable
Voided check
HUDs from the past 3 years to verify
experience, or a completed track-record form
LLC documents:
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Articles of Organization
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Certificate of Good Standing
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EIN
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Operating Agreement
Why Choose Us
Going directly to a single lender means accepting one institution's guidelines and one set of terms. As your broker, we work differently.
Nationwide Lender Network
Access to a broad network of lenders, not one institution's guidelines.
No-Appraisal Options
Available on qualifying deals through our lender relationships.
Strategy-Matched Terms
We structure financing around your investment strategy and shop terms across our network, so you're not settling for the first offer.
One Advisor, Start to Finish
A single point of contact from your initial consultation through closing, in all 50 states.