Private Money LendersSix programs · One direct lender · 50 states
Loan programs for real estate investors.
PML offers six private money loan products covering every stage of an investor’s deal cycle — from raw lot to stabilized rental. All five are funded with our own capital, underwritten in-house, and quoted by an underwriter (not a salesperson) within four business hours of submission.
One underwriter, one set of closing docs, six programs. Pick by the deal in front of you.
Photo · Thirdman / Pexels
Side-by-side
Compare every loan program at a glance.
Use this matrix to find the right product for your scope of work. Click any column header for the full term sheet, eligibility requirements, and an underwritten quote example.
| Construction | Fix & flip | Bridge | Rental / DSCR | Multi-family | |
|---|---|---|---|---|---|
| Use case | Ground-up build on a vacant lot or after tear-down. | Acquisition + rehab of a 1–4 unit property to sell or refinance. | Short-term acquisition or recapitalisation, no meaningful rehab. | Stabilized long-term or short-term rental with documented rent. | Fix-and-flip or DSCR rental on 5–50 unit assets. |
| Loan size | $250K–$10M | $100K–$5M | $250K–$10M | $150K–$5M | $500K–$10M |
| Term | 12–24 mo | 9–18 mo | 6–18 mo | 5/1, 7/1 ARM, 30-yr fixed | 12–24 mo (A) · 30-yr (B) |
| Max LTC | Up to 90% | Up to 90% | Up to 75% | n/a | Up to 85% |
| Max LTV (ARV) | Up to 70% | Up to 75% | Up to 70% | Up to 80% | Up to 75% |
| Rehab funded | 100% of construction | 100% of rehab | None | n/a | 100% of capex (track A) |
| Rates from | 9.25% | 8.99% | 9.50% | 5.99% | 9.25% |
| Min FICO | 660 | 660 | 660 | 680 | 680 |
| Income docs | None (asset-based) | None (asset-based) | None (asset-based) | None (DSCR-based) | None (asset / DSCR) |
| Time to close | 10–14 days | 5–10 days | 3–7 days | 14–21 days | 14–21 days |
| Read terms → | Read terms → | Read terms → | Read terms → | Read terms → |
All figures are programmatic maximums for top-tier scenarios. Actual leverage, rate, and term depend on the deal, the property, and the sponsor — quoted in writing by an underwriter within four business hours.
The six programs
Each program, on its own page, in detail.
100% LTC loans
100% of the purchase price and 100% of the rehab budget, with no cash down payment — capped at 75% of after-repair value, so zero down happens when your total cost lands at or under three-quarters of the exit. 720+ FICO, 30+ months of experience, five verified like-for-like deals, and 10% of the loan held liquid.
Read 100% LTC terms Most requested · ground-upConstruction loans
Single-family infill, multi-unit townhomes, ADUs, and small-scale apartment construction. Funds the lot acquisition and 100% of construction in one facility, drawn weekly with a 48-hour reimbursement target. No construction-progress audits before draw 1, no Dutch interest unless you ask for it.
Read construction loan terms Rates from 8.99%Fix & flip loans
Acquisition + rehab on 1–4 unit properties. Up to 90% loan-to-cost, 100% of rehab, drawn in stages with 48-hour reimbursement. Designed for the BRRRR pathway: rehab, rent, refinance.
Read fix & flip terms Up to 18 monthsBridge loans
Short-term acquisition or recapitalisation financing with little to no construction. Closes in as little as 3–7 days for cash-purchased properties, entitlement plays, and post-renovation cash-out where speed matters more than leverage.
Read bridge loan terms DSCR · 30-yr fixed availableRental & DSCR loans
Permanent financing on stabilized investment properties — vacation, long-term, or short-term rentals. Qualifies on the property’s rent (DSCR), not your personal income. 5/1 ARM, 7/1 ARM, or 30-year fixed; interest-only options on day one.
Read rental loan terms 5–50 unitsMulti-family loans
Two distinct tracks for two stages: a value-add fix-and-flip facility for repositioning, and a stabilized DSCR rental product for buildings already producing rent. Up to 85% LTC on the value-add side, 75% LTV on the stabilized side. Recourse and non-recourse available.
Read multi-family termsPick a program by scenario
What are you trying to do?
Investors don’t shop loan programs — they shop deals. Here are the six most common scenarios that come across our underwriting desk and the program that fits each.
I have a lot and a building permit.
You’ve closed on dirt or are about to, and you have a stamped set of plans plus a construction budget. The ground-up construction loan funds the lot plus 100% of vertical construction in one facility.
Construction loans FlipperI’m buying a property to rehab and resell.
You’re acquiring a 1–4 unit asset with a 4–9 month rehab plan and an exit at sale. The fix & flip loan funds purchase + 100% of rehab as a single 12-month facility.
Fix & flip loans BRRRR investorI rehabbed it. Now I want to keep it.
The asset is stabilized, rented, and producing income. Refinance out of your fix-and-flip into a 30-year DSCR rental loan and pull cash out at the new ARV.
Rental & DSCR loans Cash buyerI bought it cash and want my capital back.
Recapitalise a cash-purchased property with a short-term bridge loan. Closes in 3–7 days and frees up your capital for the next deal while you arrange permanent financing or plan a sale.
Bridge loans Multi-family operatorI’m repositioning a small apartment building.
5–50 unit value-add deal with capex and rent increases planned. Multi-family fix-and-flip facility funds acquisition + 100% of capex against a stabilized exit value.
Multi-family loans Short-term rental hostI run a vacation rental and need long-term financing.
DSCR loan qualifies on documented short-term rental income (Airbnb / Vrbo schedules or AirDNA market data when no history exists). 30-year fixed available, interest-only options.
Rental & DSCR loansChoosing between programs
Frequently asked questions.
Which PML loan program is right for a new construction project?
Use the ground-up construction loan if you are building from a vacant lot or tearing down to the studs. It funds up to 90% loan-to-cost and up to 100% of the construction budget, drawn weekly. Bridge or fix & flip loans are not designed for ground-up scopes and will not advance against unbuilt construction.
What is the difference between a fix and flip loan and a bridge loan?
Fix and flip loans fund acquisition plus rehab as a single facility, with rehab drawn in stages. Bridge loans fund acquisition only — they are designed for cash-flow timing on properties that already work as-is, recapitalisations of cash-purchased properties, or entitlement plays.
If meaningful work is needed, use fix and flip; if you only need short-term acquisition financing with little or no construction, use bridge.
When should I use a DSCR rental loan instead of a fix and flip loan?
Use a DSCR rental loan once a property is stabilized and producing rent. DSCR loans are 5/1 ARM, 7/1 ARM, or 30-year fixed and qualify on the property’s cash flow rather than your personal income. Fix and flip loans are 12-month bridge products designed to be paid off at sale or refinanced into a DSCR loan once the rehab is done and rented.
Can I refinance a PML fix and flip loan into a PML rental loan?
Yes. The classic BRRRR pathway is fix & flip → rehab → rent → DSCR refinance. PML underwrites both products and we coordinate the refinance internally so the same loan officer follows the deal end-to-end. There is no cross-product fee for staying in-house.
Do I need a different loan for a duplex or fourplex?
Two-to-four-unit investment properties qualify under our standard fix and flip and rental DSCR programs. The multi-family loan program is reserved for five-unit-and-up assets where the underwriting moves to capitalization rate and stabilized rent roll, and where the loan size, term, and recourse posture differ materially from one-to-four-unit deals.
Are PML loan programs available in all 50 states?
Yes. PML lends in all 50 U.S. states on investment properties only. We do not originate consumer mortgages on owner-occupied primary residences. State-specific licensing applies in the handful of states that license private money lenders separately.
Not sure which program fits the deal?
Submit the property and the scope — we will quote whichever programs apply (often more than one) so you can pick the one that survives the math.