Our specialty
Small-Balance DSCR
30-year rental loans for the lower-priced homes that other lenders turn down.
- Loans $50,000–$74,999
- Home value $75,000+
- Qualify on rent, not income
Loan programs
One lender for every stage of the deal.
Business-purpose loans for real estate investors: buy, renovate, build, rent and refinance. Compare our programs, or call and we will point you to the right one.
All programs
Pick the loan that matches your plan
Buy it, fix it, rent it, refinance it. Every program is for investment property only.
Rental
DSCR Rental
Long-term financing for single rentals and portfolios.
- Loans $75,000+
- Home value $100,000+
- 30-yr fixed, purchase or refi
Short-term
Fix & Flip
Purchase and renovation funds in one loan, funded from our own capital.
- 80% of purchase price
- 100% of rehab
- Up to 70% of ARV
Alabama only
Tax Deed Rehab
We fund the renovation and the quiet title on Alabama tax deed properties.
- Rehab funds + title clearing
- Quiet title escrow at closing
- You must already hold the deed
Short-term
Bridge
Close quickly now, then stabilize or refinance into a DSCR loan.
- Interest-only payments
- Purchase or refinance
- Rental, BRRRR, short-term rental
Construction
New Construction
Ground-up financing up to 85% of cost for spec homes and build-to-rent.
- Up to 85% of cost
- Up to 70% of completed value
- Lot equity counts
Wholesale
Transactional Funding
Same-day funds for double closings.
- No credit check
- 0.75% fee ($750 min)
- No fee if it doesn't close
Larger deals
Multifamily & Commercial
Bridge and term financing for 5+ unit and commercial properties.
- 5+ units
- Purchase or refinance
- Multifamily experience preferred
Side by side
Compare programs
| Program | Loan size | Leverage | Term | Best for | |
|---|---|---|---|---|---|
| Small-Balance DSCR | $50,000 – $74,999 | Home value $75,000 minimum | 30-year fixed | Purchase, Rate/term refinance | Details → |
| DSCR Rental | $75,000+ | Home value $100,000 minimum | 30-year fixed | Purchase, Rate/term refinance | Details → |
| Fix & Flip | — | Purchase Up to 80% · Rehab Up to 100% · Total loan Up to 70% of ARV | 12 or 18 months | Fix to flip, Fix to rent | Details → |
| Tax Deed Rehab | — | Quoted per deal | 12 to 24 months | Tax deed renovation, Quiet title action | Details → |
| Bridge | $50,000 – $450,000 | Purchase Up to 85% of price · Value Up to 70% of value · Refinance Up to 65% | 12 or 18 months | BRRRR, Rehab | Details → |
| New Construction | — | Cost Up to 85% of total cost · Completed value Up to 70% | 12 to 18 months | Spec homes, Build-to-rent | Details → |
| Transactional Funding | 100% of A-B price | Quoted per deal | Same day, both closings | Double closings, Wholesale deals | Details → |
| Multifamily & Commercial | $100,000+ | Purchase Up to 75% · Refinance Up to 70% | 12–24 months | Apartments, Mixed use | Details → |
Not every borrower will receive the maximum leverage or lowest rate. All loans are subject to underwriting.
Where we lend
Our lending map, by program
| Program | Where we lend |
|---|---|
| Small-Balance DSCR | Nationwide, some states excluded |
| DSCR Rental | Nationwide, some states excluded |
| Fix & Flip | AL, AR, CO, DC, FL, GA, IL, IN, KY, MA, MD, MI, MO, MS, NC, OH, PA, SC, TX, VA |
| Tax Deed Rehab | Alabama only |
| Bridge | AL, AR, CO, DC, FL, GA, IL, IN, KY, MA, MD, MI, MO, MS, NC, OH, PA, SC, TX, VA |
| New Construction | AL and select states |
| Transactional Funding | Nationwide except CA, NY, UT |
| Multifamily & Commercial | AL, FL, GA, IN, KS, KY, MO, NC, NM, OH, PA, SC, TX, VA |
Don't see your state? Call 205-557-1226 — we add markets as our capital partners do.
Tax deed rehab loans
Your tax deed has no clear title. We lend on it anyway.
We fund the renovation and the quiet title action together, so you can fix the house while the title is being cleared.
Alabama tax deed properties
Before you apply: you must already hold the tax deed. We fund the rehab and quiet title, not the auction bid.
You win the deed
You buy the tax deed at the county sale and receive the deed.
We fund the rehab and the title work
Renovation funds are released in draws. A quiet title escrow is set up at closing and paid to the attorney.
The title is cleared
The quiet title action goes through the courts while your crew works on the house.
Sell it or keep it
Sell with a clear title, or refinance into one of our DSCR rental loans and keep the house.
Small-balance DSCR
A $75,000 house deserves a real rental loan too.
Many DSCR lenders set their minimum loan above $75,000. In a lot of Alabama markets, that rules out the houses that produce the best rent for their price. We go down to $50,000.
$50Kminimum loan
$75Kminimum home value
- Qualify on the property's rent, not your tax returns
- Close in your LLC
- 30-year fixed, fully amortizing
- The home must be rent-ready. If it needs work, start with a fix & flip or bridge loan and refinance later.
Quick DSCR check
DSCR = monthly rent ÷ monthly payment (principal, interest, taxes, insurance and HOA dues).
LTV–
Payment (PITIA)–
DSCR–
“Simple Funding was able to fund my deal when no one else could! Highly recommend.”
“I was able to fund my tax deed rehab and clear the title – these guys are experts in their field.”
Current borrowers
Manage your loan
Make a payment, request a draw or get a payoff statement. No phone call needed.