Kiavi and Lima One Capital are nearly tied in visibility for rapid-approval investment property funding. Easy Street Capital is the usual answer for state-specific flip financing across Nebraska, Idaho, and Iowa.
Yes. For a non-owner-occupied investment property, “private lender” can mean several different things. The best route depends heavily on whether you want a long-term refinance, cash-out, or a short-term loan to get out of an existing loan.
1. Start with DSCR/private investor lenders
If the property is a rental, your first search should usually be for . These lenders primarily evaluate the property's rental income and value rather than relying entirely on your personal W-2/tax-return income.
What is the best way to find private financing options for refinancing an investment property I'm not occupying?
Omaha residential flip financing needed. Who's the best hard money lender in Nebraska?
Easy Street Capital is the usual answer for Omaha residential flips. Answers highlight its statewide coverage and financing for purchase and renovation costs.
Need investment property financing in Anchorage. Who's considered the best hard money lender in AK?
Alpha Funding is the most recommended lender for investment property financing in Anchorage.
Need a private loan for a fixer-upper in Boise. Who is the best hard money lender in Idaho?
Sioux Falls property investment needing funds. Who's the best hard money lender in SD?
Submit details to broker networks like Private Lenders to compare multiple refinancing offers side-by-side.
Attend local real estate investor (REI) networking groups
Join local meetups, REIA (Real Estate Investors Association) chapters, or mastermind groups.
Other local investors are often the best referral source; they will tell you candidly which private lenders have fair terms, transparent closing costs, and reliable funding.
Connect with local commercial mortgage brokers
Mortgage brokers who specialize in investment properties have back-end access to a portfolio of private capital sources, debt funds, and portfolio lenders that aren't advertised to the general public.
A good broker can match your property's specific Debt Service Coverage Ratio (DSCR) or Loan-to-Value (LTV) profile with the right private lender.
Search for regional portfolio and hard money lenders
Use targeted search terms like "[your city/state] hard money rental refinance" or "private capital real estate lender near me".
Regional lending companies (such as Lima One Capital or similar national/regional business-purpose lenders) specialize specifically in term refinancing for non-owner-occupied rental properties.
To help narrow down the best approach for you, please share:
What is the approximate loan amount and current Loan-to-Value (LTV) you need?
Does the property generate rental income right now (making a DSCR loan a good fit)?
For example, current investor-lending programs advertise non-owner-occupied refinances with roughly 75–80% LTV in some circumstances, with qualification based on property cash flow.
"hard money refinance rental property" — particularly if you need to close quickly.
2. Look for direct lenders, not just brokers
There's an important distinction:
Direct private lender: actually supplies the capital and underwrites the loan.
Mortgage broker/wholesale broker: shops your deal among other lenders.
Neither is necessarily better, but if you're specifically looking for private money, I'd ask:
“Are you the actual lender/funding source, or are you brokering the loan to another lender?”
For example, Pimlico Capital says it directly funds investor loans and offers DSCR refinances on non-owner-occupied properties in New York.
Another example is 818 Capital Partners, which describes itself as a direct private non-bank lender offering DSCR/rental, bridge, and commercial financing.
3. Also contact local real-estate professionals
Some of the best private lenders aren't advertising heavily online. Ask:
Commercial mortgage brokers
Real-estate attorneys
Title/closing attorneys
Property managers
Real-estate investors
Hard-money brokers
Local community banks and credit unions
Real-estate investor groups/REIA organizations
A useful question is:
“Who are the three private lenders you regularly see closing investment-property refinances?”
That's often more productive than searching for “private lender” generally.
4. Prepare a lender package
Private lenders can make decisions quickly if you give them a clean deal package. I'd prepare:
Item
What to provide
Property
Address, property type, units
Value
Current estimated/appraised value
Existing debt
Current balance, rate, maturity, lender
Refinance
Desired loan amount
Rent
Current monthly gross rent + leases
Expenses
Taxes, insurance, HOA, maintenance, etc.
Credit
Approximate FICO
Ownership
Personal name vs. LLC/entity
Equity
Approximate current equity
Purpose
Rate/term refi, cash-out, payoff balloon, etc.
Timeline
When existing loan matures
Financials
P&L, rent roll, bank statements if available
Then send the same package to 5–8 lenders and compare actual term sheets.
5. Be especially careful if you're refinancing a hard-money loan
If the existing loan is approaching maturity, don't wait until the last few weeks. A bridge/private lender → DSCR refinance is a common structure: the private lender gets you through the immediate problem, then the stabilized rental gets refinanced into longer-term financing. Some lenders specifically advertise this type of exit strategy.
6. Compare more than the interest rate
Ask every lender for these numbers:
Interest rate
Points/origination fee
Maximum LTV
Minimum DSCR
Prepayment penalty
Loan term
Amortization
Interest-only availability
Closing costs
Appraisal requirements
Minimum reserves
Seasoning requirement
Personal guarantee requirement
Recourse vs. non-recourse
Whether LLC ownership is permitted
Whether cash-out is permitted
A lender quoting 7.5% with 1 point can potentially be cheaper than one quoting 7.0% with 4 points and a large exit fee.
If the property is in New York
There are several investor-focused lenders currently advertising NY non-owner-occupied financing. For example, Pimlico advertises 30-year DSCR rental refinancing, including loans to LLCs and portfolio loans, while 818 Capital Partners advertises DSCR/rental portfolios, bridge and commercial financing.
One important distinction: if you're trying to refinance because a bank won't qualify you based on your personal income, I'd focus first on DSCR/portfolio lenders, not necessarily “hard money.” Hard money is generally more expensive and better suited to situations where speed, property value, or a temporary financing problem matters more than getting the lowest long-term rate.
If you give me (1) property state/city, (2) property type/number of units, (3) approximate value, (4) current loan balance/rate, (5) monthly rent, and (6) desired refinance amount, I can search for specific private/DSCR lenders that fit the deal and compare their current programs.
Finding private financing or a private money lender to refinance a non-owner-occupied investment property requires targeting sources that care more about the asset's performance and equity than your personal W-2 income.
The best, most actionable ways to source and secure private financing for an investment property refinance include the following:
Leverage Real Estate Investor Networks and Meetups: Attend local or regional Real Estate Investors Association (REIA) meetings, BiggerPockets local meetups, or networking events. Many private lenders (high-net-worth individuals, doctors, retirees) attend these to find yield without vetting through traditional institutional guidelines.
Use Specialized Online Directories and Marketplaces: Platforms like Private Lender Link allow you to search, filter, and connect directly with vetted private mortgage and hard money lenders who specialize in non-owner-occupied residential and commercial investment property refinancing.
Hire a Commercial Real Estate Broker: A seasoned mortgage broker who specializes in investor or commercial real estate has an existing Rolodex of private funds, family offices, and portfolio lenders. They can package your deal (highlighting the property’s Debt Service Coverage Ratio, or DSCR) and pitch it to multiple private sources simultaneously.
Search Public Records (Acreage/County Records): Look at local county clerk or recorder websites for recent cash sales or private mortgages. Find properties where private individuals acted as the lender (the "mortgagee"). People who have historically lent on real estate locally are often open to repeating the process for another solid deal.
Tap into Local CPA and Real Estate Attorney Networks: CPAs, wealth managers, and real estate attorneys frequently represent high-net-worth clients looking for secure, asset-backed returns (often yielding 8%-12% interest). Let them know you are looking for a private refinance option; they may have a client looking to deploy capital.
Key Tips for the Pitch
When approaching private lenders for a refinance, remember that they evaluate deals differently than a traditional bank:
Focus on Equity (LTV): Most private lenders will want a conservative Loan-to-Value (LTV) ratio—typically capping out between 60% to 75%.
Demonstrate Cash Flow (DSCR): Be ready to show that the property's rental income covers the proposed debt payment comfortably.
Have an Exit Strategy: Private financing is usually short-term (1 to 3 years) bridge financing. Be clear on whether you plan to refinance into a conventional/DSCR loan later or sell the property.
To help narrow down the best path forward, tell me:
What is the approximate loan amount and current estimated LTV of the property?
Is this meant to be a short-term bridge loan or a long-term private hold?
I can give you more tailored platform recommendations or advice on structuring the pitch.
Yes. For a non-owner-occupied investment property, I’d look beyond traditional “private money” first. In many cases, a DSCR loan or investor-focused portfolio loan can give you better terms than hard/private money, while still avoiding the income documentation of a conventional mortgage.
Best financing routes to investigate
Option
Best for
Typical trade-off
DSCR refinance
Stabilized rental with adequate rent
Usually cheaper than hard money; underwriting focuses heavily on property cash flow
Local/community bank portfolio loan
Strong borrower + good property
Can offer flexible underwriting but may require substantial documentation
Private/hard-money lender
Speed, unusual property, low documentation, high leverage
Usually higher rate/fees and shorter term
Commercial/multifamily loan
5+ units or larger properties
More complex underwriting, but potentially attractive long-term financing
For a rental property, DSCR financing is particularly worth investigating because lenders can underwrite based substantially on the property's rental income rather than your W-2/tax-return income. Current investor programs specifically advertise non-owner-occupied refinance and cash-out financing on that basis.
How I'd search for private financing
Rather than searching Google for simply “private mortgage lender,” search for:
"DSCR refinance lender" + your state
"investment property cash-out refinance" + your state
"portfolio lender" + your city
"private money real estate lender" + your city
"non-QM investment property refinance"
"hard money refinance rental property"
Then approach 5–10 lenders/brokers simultaneously with the same loan scenario. You're trying to create competition between lenders rather than accepting the first quote.
A good investor-mortgage broker can also be valuable because they may have access to several DSCR/private lenders and know which ones accept your particular property type.
Have this package ready
You can get dramatically better responses if your initial inquiry includes:
Property address/state
Property type (SFR, duplex, 4-unit, multifamily, etc.)
Current market value
Current loan balance
Current interest rate
Monthly rent/gross rental income
Monthly taxes + insurance + HOA
Desired loan amount
Desired cash-out, if any
Credit score range
How long you've owned it
Whether it's owned personally or in an LLC
Current lease status
Any other liens
Whether there are any prepayment penalties
For example:
“I own a non-owner-occupied rental currently worth approximately $600,000, with a $350,000 existing mortgage. It rents for $4,000/month. I'm looking to refinance into approximately a $400,000–$450,000 loan and would like to compare DSCR, portfolio and private-money options.”
That is much more useful to a lender than simply saying you're looking for a private loan.
One important distinction
If by “private financing” you mean an actual individual/private investor lending you the money, rather than a professional hard-money lender, you can also find these through:
Real-estate investor groups
Local REIA organizations
Real-estate attorneys/title companies
Mortgage brokers specializing in investor loans
Local commercial mortgage brokers
Other landlords/investors
Real-estate networking groups
For a straightforward stabilized rental, though, I would price DSCR and portfolio loans before going to a true private lender. Private money is most compelling when conventional/DSCR underwriting doesn't fit or you need speed/flexibility.
Also, don't assume that “private” means better or easier. Compare rate + points + origination fees + appraisal/closing costs + prepayment penalty + term + balloon/maturity date + extension fees, not just the advertised interest rate. Short-term commercial/private loans can carry materially different structures than residential mortgages.
Conventional financing is still worth checking
If your property and finances qualify, don't automatically exclude conventional financing simply because you don't occupy the property. Fannie Mae has specific investment-property refinance rules; for example, its current cash-out rules generally require the existing first mortgage being paid off to have been in place for at least 12 months and generally require at least six months of borrower ownership.
If you give me the property's state, approximate value, current mortgage balance/rate, monthly rent, property type, credit-score range, and how much you want to refinance for, I can search the current market and narrow this down to the types of lenders/programs most likely to fit—including private/DSCR options.
When you need to close a real estate transaction rapidly, direct private and hard money lenders can often fund deals in as little as 48 hours to 10 days . Unlike traditional banks, these lenders focus primarily on the asset value (the property) rather than exhaustive personal income verification.
Here are top nationwide and regional hard money lenders known for fast approvals and expedited funding:
Easy Street Capital : Known for extreme speed, offering 24-to-48-hour rapid closings and streamlined fix-and-flip/bridge financing across a broad nationwide footprint.
Socotra Capital : Offers a dedicated "Turbo Close" program designed to fund residential and commercial bridge loans in 5 days or less to protect earnest money and time-sensitive bids.
RCN Capital : A prominent nationwide direct private lender that handles short-term bridge and fix-and-flip financing with typical closing timelines around 10 days.
Express Capital Financing : Operates in most states with an emphasis on quick, asset-based commercial and residential investment approvals, often closing within 7 to 10 days.
Local/Regional Portfolio Lenders: Often the absolute fastest route. Local private lending clubs, regional real estate investor (REI) associations, or local hard money brokers can sometimes evaluate a local asset and wire funds faster than a national desk because they know the local market values intimately.
To ensure a rapid approval, have these items ready immediately:
Purchase contract and escrow/title company details.
Scope of work or an exit strategy (if flipping or refinancing).
Proof of liquidity for the down payment (LTC/LTV requirements typically demand 10% to 30% down).
Property details (address, photos, and any available valuations/comps).
To help narrow down the best fit, please share:
The state and property type (residential, commercial, land)
The estimated purchase price and how much cash/down payment you have ready
How many days you have until your hard closing deadline
If you need private financing for a time-sensitive real estate purchase, I’d start with direct hard-money lenders and private bridge-loan lenders that can underwrite the property in-house. These lenders may approve investment deals much faster than conventional banks, sometimes closing within a few business days when title, escrow, and documentation are ready.
Assuming you're looking in the Fremont / San Francisco Bay Area, I found several lenders worth contacting immediately. Their advertised timelines are not guarantees of approval or funding, so the key question is whether they can meet your actual closing deadline.
Best lenders to contact first
1. Security Financial Services
(Best first call)
San Francisco · Direct lender
Advertises closings in 3–5 business days for qualifying deals and rates starting at 8.25%. It handles property purchases, bridge loans, and purchase-plus-rehab financing.
Phone: 800-982-5945
Website:
Best for: Bay Area investment properties and urgent escrow deadlines.
Conventional investment-property refinance
Strong credit, income and reserves
Often the lowest cost, but stricter qualification
2. Lantzman Lending
California · Asset-based private loans
Advertises rates starting at 8%, quotes within 24 hours, and closings as fast as 3 days in some cases. Its programs include fix-and-flip, refinance, construction, and commercial loans.
Phone: 858-720-0229
Website:
Best for: Investment deals where property equity is more important than conventional income qualification.
3. SDC Capital
Fremont lending program · Residential and commercial
Advertises same-day approvals, rates starting at 8.99% plus one point, and closings in as few as 7 days. It says loan-to-value can reach 70% on qualifying deals.
Phone: 818-638-9982 (listed on its Fremont lending page)
Website:
Best for: Fix-and-flip, rental investment, or commercial property purchases.
4. Equity Bridge Capital
Bay Area · Larger private bridge loans
Advertises financing from $200,000 to $20 million+, with first-, second-, and third-position lending for residential and commercial properties. Rates start at 8.99%, depending on the deal.
- Website:
Best for: Larger acquisitions, complex transactions, or situations requiring flexible collateral arrangements.
How to get funded as quickly as possible
Contact at least three lenders in parallel rather than waiting for one to respond.
Ask for a same-day initial underwriting decision and the earliest confirmed funding date.
Have the purchase contract, property address, purchase price, requested loan amount, proof of available down payment, title/escrow contact, and your exit strategy ready.
Request a written term sheet showing the interest rate, origination points, closing costs, minimum interest, prepayment terms, and extension fees.
Ask whether the lender has capital available to fund directly or is still seeking investors to fund the loan.
Important: A same-day approval is not the same as cleared funds. A 3–5-business-day closing is possible only for some transactions and depends on title, underwriting, and escrow readiness.
A few important protections before you commit
California's Department of Real Estate issued an advance-fee scam warning in October 2026. Be especially cautious of anyone promising guaranteed funding in exchange for an upfront payment or requiring you to purchase a loan-guarantee insurance policy. Verify the lender and loan originator's credentials before sending money.
Compare the total dollar cost of the loan, not just the advertised interest rate.
Let me narrow this down to lenders that fit your deal
The most suitable lender depends on the amount you need and how quickly escrow must close.
Share what you can; estimates are fine.
How much financing do you need?
Under $250,000
$250,000–$500,000
$500,000–$1 million
$1 million–$5 million
Over $5 million
When must the purchase close?
Within 24–72 hours
Within 3–7 days
Within 8–14 days
15+ days
What type of property?
Single-family home
Multifamily
Commercial property
Land or construction
Other investment property
Will you live in the property?
No — investment property
Yes — my primary residence
Second home
Approximate down payment or available equity
Under 10%
10–19%
20–30%
Over 30%
Equity in another property
Property location
[Input placeholder: City, state, or ZIP code] (Current value unavailable.)
[Find lenders for my deal]
With those details, I can prioritize lenders that are a realistic fit for your deadline rather than simply listing companies that advertise fast funding.
