Private Money Loans for Experienced Real Estate Investors

Fast, reliable funding for your next real estate project.

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Projects.

Add-A-Level

Rear & Side Extensions

11 Month Term

Summit, NJ Fix-And-Flip Case Study: An experienced borrower with 10 years in the industry transformed this outdated split-level home by expanding its footprint and adding an additional floor. Partnering with a local designer and a knowledgeable real estate agent, they tailored the renovation to meet the area’s most sought-after buyer preferences. Following a well-attended open house and a competitive bidding war, the property sold for $131k above the asking price.

Loan-to-Value

A loan funded 82% of the purchase price and 100% of the renovation cost.

Competing Offers

The highest and best offer was accepted 4 days after the open house.

Days On Market

This exceeds the state-wide median days on market of 39 days.

$0k

Borrower Profit

This project delivered a 24% annualized ROI over an 11-month period.

Post-Renovation Photos

After Repair Value

Before

After

$790,000

$2,106,000

Livable Square Footage

Before

After

1,800

3,700

Bedrooms

Before

After

Bathrooms

Before

After

What Makes Us Different

Trusted by local investors, we specialize in fast, bespoke funding for large-scale forced appreciation opportunities.

Forced Appreciation Projects

Local Expertise

Main Street, Not Wall Street

Loan Process.

(001)

Conversation

Tell us about your new project and the most recent project you’ve completed. If a private money loan isn’t the right fit or if we’re unable to assist, we’ll let you know right away.

(002)

Complete Loan Application

Once you receive preliminary approval, we’ll collect some basic details and documents. These may include your driver’s license, the sales contract, corporate documentation, and the project’s scope of work.

(003)

Property Valuation

Once we’ve received all the necessary documents, our internal evaluation team will determine the property’s After Repair Value and confirm whether your proposed square footage addition complies with local zoning regulations.

(004)

Title Work & Insurance

We communicate our lender requirements directly with your title company and insurance broker to ensure a smooth, efficient closing.

(005)

Closing

Once we’ve received the evaluation report and a clear title, we can close in as little as one business day.

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Great Projects. Perfectly Executed.

We understand the urgency of real estate investing. That’s why we fund quickly—so you can seize opportunities without costly delays.

Fast Closings

Rapid Disbursements

Simple

Projects.

Add-A-Level

Rear & Side Extensions

13 Month Term

Cresskill, NJ Fix-And-Flip Case Study: This forced-appreciation project was completed through a joint venture between an apprentice builder and a master builder from our borrower network. The apprentice was on-site every day, managing day-to-day operations, while the master builder provided support on complex construction challenges. This collaboration not only enabled the property to be pre-sold off-market for $1,900,000, but also serves as a model to support the next generation of builders.

Loan-to-Value

A loan funded 79% of the purchase price and 100% of the renovation cost.

Additional Sq Ft

The team doubled the home’s livable square footage and tripled its market value.

Project ROI

This project generated a 19% return on investment in 13 months.

$0k

Borrower Profit

Each JV partner realized net proceeds of $154K from this successful collaboration.

After Repair Value

Before

After

$615,000

$1,906,000

Livable Square Footage

Before

After

2,000

4,000

Bedrooms

Before

After

Bathrooms

Before

After

Post-Renovation Photos

The real asset isn’t the property, it’s the operator.

We work with borrowers who prioritize safety, quality, and mentoring the next generation of real estate investors.

Operational Excellence

Diligence

Mentorship

FAQ.

Got more questions? Send us your enquiry below

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Lending Requirements

Do you require a personal guarantee?

Yes. All partners and members of the borrowing entity are required to sign a personal guarantee.

Do you check the title?

Yes. Like with a conventional loan, we require a title search to confirm that you have clear ownership of the property and that our loan will be recorded in the first lien position.

What are your insurance requirements?

In addition to lender’s title insurance, you'll need to carry builder’s risk insurance and liability insurance for the full term of the loan. These policies must include an endorsement naming us as the mortgagee. Your insurance coverage must be equal to the higher of the loan amount or the replacement cost of the property.

Do you allow secondary financing or seller-held notes?

We require our loans to be secured by a first-position lien. However, secondary financing may be considered on a case-by-case basis, provided they are subordinated to our loan, and approved in advance by our credit department. You must submit a written request and receive written authorization from us before obtaining or recording any second-position mortgage.

How do I qualify?

Do I need prior flipping experience?

Yes. We only work with experienced, full-time real estate investors. To qualify, you must have completed at least three forced appreciation projects—such as additions, add-a-levels, or new construction—within the past two years.

Do I have to put my own money in the deal?

Yes. All loans require borrowers to have some skin in the game. This can be in the form of cash or other acceptable collateral contributed to the project.

Is there a minimum credit score requirement?

Yes, a minimum average FICO score of 740 is generally required for loan eligibility.

Can I qualify if I have a recent foreclosure or bankruptcy?

No. We do not lend to borrowers who have had a foreclosure or bankruptcy within the last 10 years.

Rates and Terms

What are your loan terms?

Interest Rate: 10.99% - 12.99% Origination Points: 2 - 3 Loan Duration: 12 months Interest charged as drawn

How much money can I borrow?

Up to 90% of the purchase price Up to 100% of the renovation cost Up to 65% of the After Repair Value (ARV)

What are the lender fees?

At Foundation Capital, our fees are simple, transparent, and straightforward. Commitment Fee: $995 covers underwriting, filing, and all work required to fund your loan. Origination Fee: 2–3 points, depending on the loan. Draw Inspection Fees: $200 per draw. Our goal is to make the entire loan process, from signing to closing, simple and predictable. We focus on helping you complete your project successfully, without charging unnecessary fees along the way.