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GOLDEN RULE INVESTMENTS
A clearer path from deal to closing.
Getting financing shouldn't feel like submitting an application into a black box. Here's exactly how we work, from the first conversation through funding.
01
Initial Consultation
We gather what we need to understand your deal — through a consultation call or funding questionnaire — and quote based on your information and our market expertise. No lender involved yet.
02
Application & Documents
Once terms work for you, you complete our full application with your deal details and supporting documentation.
03
Processing Fee
A flat, non-refundable processing fee is invoiced and required before we move forward — this begins the formal placement process.
04
Lender Placement
We shop your deal across our nationwide lender network for the leverage and terms that best fit it.
05
Preliminary Terms
The selected lender issues their own preliminary term sheet to confirm everything is aligned before moving further.
06
Underwriting & Due Diligence
The lender submits your file to underwriting, which orders the appraisal, opens title, and requests insurance per their guidelines.
07
Final Approval
Once underwriting and due diligence are complete, the lender issues final conditional terms.
08
Closing & Funding
Once final terms are agreed, closing is scheduled and your loan is funded.
Typical Timelines
Fix & Flip / Bridge
As little as 48 hrs
Most Fix & Flip deals close within 1–2 weeks.​​
New Construction
~2 weeks
Typical timeline for Ground-Up construction financing.​​​​
DSCR & Multifamily
~30 days
Typical timeline for long-term rental and multifamily financing.
Frequently Asked Questions
Straight answers to what most investors ask before moving forward.
Is the processing fee refundable?
No — it's a flat, non-refundable engagement fee that begins the formal underwriting process, not a cost pass-through.
What happens if my deal's numbers change?
We requote. Terms are based on the information provided at the time, so if your numbers shift, we revisit the quote before moving forward.
Can I choose my own title or insurance provider?
Yes — title can go through your provider of choice or the lender's, and insurance is arranged per lender guidelines.
Are the terms on my term sheet guaranteed?
Term sheets are preliminary and subject to underwriting, appraisal, title review, and final lender approval — not a guarantee of final terms.