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
About Simple Funding
Alabama-based lenders who say yes to the deals banks pass on.
Simple Funding is a private lender for real estate investors, based in Oneonta, Alabama.
Built by investors, for investors
We are in the same deals you are
Simple Funding is run by active real estate investors. Before we were lending on these deals, we were doing them: flips, long-term rentals, ground-up construction, tax sale and tax deed properties, a short-term rental, and trailer park development in Blount and St. Clair counties.
That is the difference when you call us. You are not explaining a BRRRR, a quiet title action or a draw schedule to someone reading from a checklist. We have signed those documents from the borrower's side of the table.
What that means for your loan
- We understand the deal, not just the file. Rehab budgets, contractor timelines, tax deed title problems, rent-ready standards — we have lived all of it.
- We say yes to loans other lenders will not touch. $50,000 rentals and Alabama tax deeds without clear title are our specialty, not an exception.
- Straight answers, early. If a deal does not work, we tell you that day and tell you why.
- One lender start to finish. Buy and renovate short-term, then refinance into 30-year rental financing with us.
The company
Simple Funding LLC makes business-purpose loans secured by investment real estate. Fix and flip loans are funded from our own capital. Rental, construction and commercial programs are offered alongside our capital partners, so investors get the full menu in one place.
How we lend
What working with us looks like
The deal and your experience matter
We look at the property, your plan and your track record, not just a credit score.
Straight answers
We tell you early whether a deal works and what it will take to close.
One lender, start to finish
Buy and renovate with a short-term loan, then refinance into long-term rental financing.
Loan programs
One lender for every stage of the deal
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
Deals we have funded
Real files, real numbers
Borrower names left out. Figures are from closed loans.
Fix & Flip
Columbiana, AL (Shelby County)
- Purchase price
- $95,000
- Rehab budget
- $68,000 (100% financed)
- After-repair value
- $220,000
- Our loan
- $157,940
- Term
- 6 months, interest only
- Cash to close
- $14,250
Closed May 2026. Rehab funds released in draws as the work passed inspection.
Fix & Flip
Mobile, AL
- Purchase price
- $63,750
- Rehab budget
- $39,500 (100% financed)
- After-repair value
- $164,000
- Our loan
- $102,094
- Term
- 12 months, interest only
- Loan to ARV
- 62%
Four-bedroom house. Loan covered purchase, the full rehab budget and closing costs.
New Construction
Oneonta, AL (Blount County)
- Property
- New 4-unit building
- Our loan
- $255,000
- Payments
- Interest only
- Draws
- Released through construction
- Exit
- Refinance to long-term rental debt
Built and financed in our own back yard.
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.
“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.”