Acquisition · Recap · Cash-out · 6–18 months

Bridge loans when the gap is the deal.

Fast, flexible private bridge financing for cash purchases, recapitalization, post-renovation cash-out, and entitlement plays. Six to eighteen months. Interest-only. No construction during the term — that is what our construction loan is for. Underwritten in-house by the same team that signs your closing docs.

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$650M+
Capital deployed
1,450
Loans closed
50
States covered
48 hrs
Fastest close
Luxurious modern house exterior with warm sunset lighting

Capital landed mid-project. Bridge loans cover the gap while permanent financing closes.

Photo · Curtis Adams / Pexels

Why a bridge instead of permanent financing

Permanent loans optimize for the long term. Bridges optimize for the deal in front of you.

A 30-year mortgage is the right tool for an asset you plan to hold for ten. A bridge is the right tool when the asset has a different exit on a different timeline — and waiting on permanent financing approval would kill the trade.

Speed beats price.

A bank takes 30 to 60 days to underwrite an investment-property purchase and may reprice halfway through. PML closes a clean acquisition bridge in five to seven business days, cash-out refis in 48 hours. The difference between a 9.5% bridge and an 8% bank rate evaporates when a seller takes a cash offer instead of waiting on you, or when an off-market discount slips because financing dragged.

No income-doc paperwork.

PML underwrites the asset, not your tax return. We do not need W-2s, two years of returns, DTI calculations, or a 4506-T. That makes bridges the right tool for self-employed investors, anyone with a complex S-corp structure, recently formed LLCs, and 1031 exchangers who do not have time to assemble a bank file inside the identification window.

Capital, returned to you, faster.

A bridge against a cash-purchased asset puts the equity back in your hands within seven days at up to 75% LTV, so it can fund the next acquisition. Capital that would otherwise sit in a closed deal for six months returns on day seven. The arithmetic on velocity-of-capital favors the leveraged operator on every realistic cycle.

Bridge loan terms

Numbers, not negotiation theater.

Bridge financing is a transitional product. We size it to the exit, not the dream — so the loan that gets you to the next loan does not become the loan you are stuck in. Every term below moves on a published rate sheet, not on what an LO thinks the market will bear.

Loan amount
$250K–$10MSingle asset or portfolio
Loan-to-value
Up to 75%80% on qualifying multifamily
Term
6–18 moOne 6-month extension available
Rate from
9.5%For experienced sponsors, 660+ FICO
Origination
1–2 ptsNo application fee, ever
Pre-pay penalty
3-mo minZero after month three
Interest type
Interest-onlyNo amortization on bridge product
Recourse
Full or partialNon-recourse on qualifying multifamily
FICO floor
660Soft pull until terms accepted
Property type
1–50 unitSFR, MF, mixed-use, lots
Time to close
5–7 days48 hours on refi of known asset
Coverage
All 50 statesIn-house title in 28 states
Reserves
6 mo DSPlus closing costs, verified liquid
Construction
Not allowedUse construction loan instead
Cash-out
Up to 75%LTV cap on as-is value
Application fee
$0No upfront, no soft pull until quoted

From submission to wire

A bridge loan can fund in 48 hours.
Here is what those 48 hours look like.

  1. Submit the deal

    Drop in the property, the exit narrative, and either the executed PSA or current ownership docs. No application fee, no credit pull at this stage.

    ~5 minutes

  2. Indicative terms

    An underwriter — not a salesperson — replies with a real rate, leverage, and a binding term sheet within four business hours. Soft credit inquiry runs only after you accept.

    ~4 hours

  3. Title & appraisal

    We order title and a desktop or full appraisal in parallel. On cash-out refis of a property we have funded before, we often waive the new appraisal entirely and rely on the prior valuation.

    ~24–48 hours

  4. Closing docs

    The same underwriter who quoted the deal also issues closing docs. No table-funding, no last-minute repricing, no fee changes between the term sheet and the HUD.

    ~12 hours

  5. Wire

    Funds wire at close. Cash-out proceeds flow to the borrower the same business day; acquisition proceeds flow to escrow on the timeline set by the PSA.

    Same day

Representative scenarios

Three configurations where bridge beats every other product.

Illustrative deal profiles drawn from common configurations across our book. Real closings vary; these are anchor points for the math, not solicitations.

Cash purchase, 7-day refi

Nashville, TN · 1920s 4-unit MF

Wired · day 7
Cash purchase$880,000
As-is value$985,000
Bridge amount$738,750
LTV75%
Rate / term9.75% · 12 mo
Origination1.75 pts
Time to close7 days
Use: Equity recycled into the next 1031 replacement property. Bridge took out by DSCR rental loan at month 10.

Post-renovation cash-out

Tampa, FL · SFR finish-out

Wired · 48 hrs
Original cost basis$340,000
As-repaired value$525,000
Cash-out bridge$393,750
LTV75%
Rate / term9.5% · 9 mo
Origination1.5 pts
Time to close2 days
Use: Borrower already on our books from prior fix and flip. No second appraisal, same underwriter. Property on the market month 0, sold month 8.

Entitlement bridge

Boise, ID · 2.4-acre lot

Active · m6
Lot acquisition$620,000
As-is value$680,000
Bridge amount$476,000
LTV70%
Rate / term10.25% · 18 mo
Origination2 pts
Time to close9 days
Plan: Carry through entitlement and plat approval. Take out with our construction loan once permits issue.

Illustrative only. Representative of typical configurations across our book — not specific recent closings.

Built for

Four sponsor profiles where bridge is the right tool.

1031 exchanger

Replacement property inside the 180-day window.

The 45-day identification window and 180-day closing window do not accommodate bank underwriting calendars. A bridge closes inside seven business days, secures your replacement, and then refinances into permanent financing on your own timeline. We coordinate with your qualified intermediary directly so the wire path satisfies safe-harbor requirements.

From 9.5% · 7-day close · QI coordination included
Post-rehab cash-out

Equity locked in a finished property pending sale.

You finished the renovation but the property has not sold yet. Refinance into a bridge at the higher post-rehab value, returning your construction equity for the next deal. We can wire cash-out proceeds within 48 hours on a property we have already underwritten under a prior loan — no second appraisal in most cases.

Up to 75% LTV · 48-hour wire on known asset
Opportunistic buyer

Off-market or distressed acquisition.

Auctions, courthouse-step sales, motivated-seller deals, and online foreclosure platforms close in days, not weeks. PML can issue a binding term sheet within four business hours of submission, which is sufficient for most auction qualification. We have closed auction-bought properties in seven calendar days from winning bid to wire when title is clean.

4-hour term sheet · 7-day auction closings
Broker & agent

Refer a bridge, get paid at close.

For agents, brokers, and wholesalers who place bridge deals: PML pays a referral fee at close on every funded loan from a referred sponsor, with no minimum production. We underwrite your borrower transparently, provide live status updates through the borrower portal, and never poach the relationship for the takeout loan.

Referral fee at close · Live deal status · No minimums

Who qualifies

Built for transitional capital. Not built for owner-occupants.

  • Property type. 1–4 unit residential, multifamily up to 50 units, mixed-use with residential majority, lots and developable parcels. No owner-occupied housing of any kind — bridges are investment-property loans only.
  • No construction during term. Bridge loans do not fund construction. If you are mid-build or planning permitted rehab, see our construction loan or fix-and-flip loan.
  • Exit narrative. Sale, permanent refinance, or stabilized DSCR refinance. We size the loan to the exit, not the comp set. A weak or absent exit narrative shifts the loan toward our DSCR rental product instead, where stabilized cash flow carries the underwrite.
  • Entity. LLC, LP, or corporation. No natural-person owner-occupants. We assist with entity formation and deed transfer at our closing if you took the property under contract personally.
  • FICO. 660+ on a tri-merge, soft pull until terms accepted. Sub-660 narrows leverage but does not disqualify; the floor on tighter pricing is 620.
  • Liquidity. Six months of debt service plus closing costs in verified liquid reserves at close. Retirement accounts count at 70 percent of balance, brokerage at 100 percent.
  • States. All 50 states. We close title and entity work in-house in 28 of them; the remaining 22 route through partner title agents we work with on a recurring basis.

Bridge loan FAQ

Ten operational questions, asked and answered.

For broader hard money questions — FICO floors, BRRRR strategy, application flow — see the full FAQ.

How fast can a bridge loan actually close?
A clean cash-out refinance can wire in 48 hours on a property PML has already underwritten under a prior loan. A new-acquisition bridge typically closes in five to seven business days, gated by title clearance and appraisal turnaround in the property’s jurisdiction. The fastest acquisition bridge we have closed went from term sheet to wire in three business days; the cleanest cash-out refi in our book wired the same calendar day the borrower signed docs.
Can I do construction or rehab work during the bridge term?
No. Bridge loans are interim financing for stabilized or stabilizing assets, not construction lines. If your project requires draws against a construction budget, use our construction loan; if it requires draws against a rehab budget, use our fix and flip loan. The bridge product does not include a draw schedule, a Schedule of Values, or progress inspections. Minor cosmetic work without permits is allowed and does not breach loan covenants; structural, mechanical, or permitted work requires a different loan product.
What is the difference between a bridge loan and a hard money loan?
PML is a private money direct lender, which is the same product family as what the industry calls hard money. Bridge is a sub-product within that family, distinguished from fix and flip and construction by its lack of a draw schedule and its purpose: interim capital for stabilized assets while a permanent exit closes. Hard money is the umbrella term; bridge is the specific product. Both share the same underwriting style, the same 48-hour close window on clean files, and the same single-underwriter relationship from quote to wire.
Is there a prepayment penalty on a bridge loan?
Three-month minimum interest is standard on the bridge product, then zero prepayment penalty after month three. Sell or refinance on day 91 with no penalty. Sell on day 60 and you owe interest through day 90, paid out of sale proceeds at closing. A small minority of deals at the high-leverage end carry a six-month minimum for risk-adjusted pricing; that structure is always disclosed in the term sheet, never hidden in closing docs.
Can I use a bridge loan for a 1031 exchange?
Yes. Bridge financing is one of the most common 1031 tools because it lets you close on a replacement property inside the 45-day identification window and 180-day closing window without waiting for permanent financing approval. PML can close an exchange acquisition in seven business days, sized to the replacement property’s value, then refinance into permanent financing on your timeline. We coordinate with your qualified intermediary directly so the wire path satisfies safe-harbor requirements.
Do you fund bridge loans on properties listed for sale?
Yes. Borrowers commonly use a bridge to recapitalize equity from a renovated or stabilized property while it is on the market, then repay the bridge from sale proceeds. We size the loan to the lower of as-is value or list price, typically at 70 to 75 percent LTV, and the bridge takes first-position behind no other liens. Days-on-market does not affect terms; we do not require a price reduction or shortened listing window.
What is the highest LTV on a cash-out bridge refinance?
75 percent loan-to-value on as-is value for a stabilized 1-to-4-unit residential property or qualifying multifamily asset. Multifamily can stretch to 80 percent on a strong sponsor with two-year operating history. Cash-out refis carry the same three-month minimum interest as purchase bridges, and the appraisal is the gating document. We typically receive value within five to seven business days of order; the loan can close within 24 hours of appraisal delivery on a clean file.
Can a bridge loan be extended past 18 months?
Yes, one 6-month extension is built into the bridge product. The extension is mechanical, exercised by paying a 1 percent extension fee, with no second appraisal, no re-underwriting, and no credit re-pull. Beyond a single extension, the loan would re-underwrite as a new bridge or convert to one of our permanent rental loan products if the asset stabilizes. We do not force borrowers into refinance penalties; the path to extension or conversion is always disclosed up front.
Do you require an exit strategy at the time of closing?
Yes. PML underwrites bridge loans against the exit, not the comp set. At term-sheet stage we need to see a credible exit path: signed sale contract, executed purchase and sale agreement on a higher-value replacement, an LOI for permanent financing, or a stabilization narrative with DSCR projections. The exit shapes the loan size. We will fund a bridge that the exit cannot absorb only on a sponsor with sufficient liquidity to carry the loan from operating cash flow if the exit slips.
What fees show up at closing on a bridge loan?
Standard third-party costs only. Title insurance and the lender’s policy, escrow, recording, and an appraisal. PML does not charge underwriting fees, processing fees, document preparation fees, courier fees, or wire fees. There is no application fee at any point. Origination is 1 to 2 points of the loan amount, paid at close out of loan proceeds. A typical $1M bridge settles within $4,500 to $7,000 of third-party cost on top of origination, depending on jurisdiction and title complexity.

Bridge a deal in seven days. Or refinance one in 48 hours.

An underwriter responds with terms within four business hours of submission. No application fee, no soft pull until you accept terms.

Quote a bridge →

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