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.
Here are the most effective ways to source and vet private lenders for an investment property refinance:
Real Estate Investor Networks and Meetups : Local or regional real estate investor association (REIA) meetings are prime spots to find recommendations. Investors frequently share contacts for private lenders who are actively closing deals in your specific market. You can look for groups via platforms like BiggerPockets.[](https://montegra.com/7-sources-for-finding-private-capital-lenders-in-your-area/)
Omaha residential flip financing needed. Who's the best hard money lender in Nebraska?
Summary
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?
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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?
Local Real Estate Attorneys and CPA's : Professionals who routinely handle real estate closings, title transfers, or tax filings for local landlords and flippers often have a direct line to high-net-worth individuals or boutique private lending funds.
Mortgage Brokers Specializing in Commercial/Investment Loans : An experienced commercial mortgage broker usually has access to a wholesale network of portfolio lenders and private capital sources that aren't advertised to the general public.
How to find private lenders to refinance an investment property
If you own a non-owner-occupied investment property, you have several ways to find private lenders who can refinance your existing mortgage—even if a traditional bank has declined your application.
The best starting point is to identify whether you need a long-term rental refinance or a short-term private-money loan. These are different products, and choosing the right one can save you money.
1. Know which type of lender to approach
DSCR lenders — best for long-term rentals
Debt Service Coverage Ratio (DSCR) lenders primarily evaluate whether the property's rental income can support the mortgage payments. This can be useful if your personal income or tax returns make conventional financing difficult.
Private money and hard-money lenders — best for speed or unusual properties
These lenders may focus more heavily on the property's value, equity, condition, and your exit strategy than a conventional bank would. They can be useful when you need to refinance quickly or the property needs repairs.
Portfolio and commercial lenders — best for multifamily or multiple properties
These lenders may offer financing for apartment buildings, several rentals together, or properties that don't fit standard residential lending guidelines.
Ask about: portfolio refinancing, blanket loans, and commercial mortgage terms.
For a rental property you intend to hold for years, start with DSCR lenders. For an urgent payoff, a property needing work, or a difficult-to-finance deal, start with private bridge lenders.
2. Where to find private lenders
Here are practical places to start, including specific lenders serving Washington and the Seattle area, if that is where your property is located.
1. BiggerPockets Lender Finder
A good starting point for comparing investor-focused lenders by location and financing goal. Select “Refinance or cash-out” and specify whether you need DSCR, portfolio, or bridge financing.
Offers refinance and cash-out options for non-owner-occupied investment properties in Washington. Its published refinance information describes evaluating property equity, current debt, and the borrower's refinancing goal.
Offers asset-based financing for investment properties, including refinancing and bridge loans. It serves Washington, Oregon, and Idaho, with eligibility varying by property type and location.
A direct lender advertising bridge loans for purchases, refinancing, and cash-out transactions. Its published Seattle program lists loan sizes from $200,000 and terms of 3–24 months, with a stated maximum of 60% loan-to-value. Confirm current terms and property eligibility directly.
Worth contacting if your goal is to refinance into financing suited to a long-term rental. It discusses refinance, cash-out, and takeout financing, with eligibility depending on the property and program.
These are leads to investigate, not endorsements or confirmations that you qualify. Ask each lender whether it will refinance your specific property and whether it is the actual lender or a broker arranging financing.
3. Prepare a lender package before contacting them
You will generally get more useful quotes if you have the following information ready:
Property address, type, and number of units.
Estimated current market value and existing mortgage payoff balance.
Monthly rental income and operating expenses.
Your requested refinance amount and whether you want cash out.
Credit score range and available cash reserves.
Current mortgage interest rate, maturity date, and any balloon payment deadline.
Property condition and estimated repair costs, if applicable.
For example, if the property is worth $500,000 and you need a $300,000 refinance, your LTV is 60%. That gives you a useful starting point when discussing terms, though the lender will determine its own valuation and limits.
4. What to ask each lender
Request written quotes from at least three lenders and compare the entire cost of borrowing—not just the interest rate.
Question
Why it matters
What is the interest rate?
Determines your ongoing borrowing cost.
What are the origination and underwriting fees?
Reveals upfront costs.
What is the maximum LTV?
Determines how much you can refinance.
Is it interest-only or fully amortizing?
Affects payments and the remaining balance.
What is the loan term and maturity date?
Short-term loans may require another refinance or payoff soon.
Are there prepayment penalties or extension fees?
Be especially careful with short-term loans. A lender may approve a refinance quickly, but a high rate, substantial fees, or a short maturity can leave you needing another refinance sooner than expected.
Verify the lender's legal identity, references, and applicable licensing before sending sensitive documents or paying fees. If the property is in Washington, the state's Department of Financial Institutions explains how to check licenses through NMLS and notes that certain business-purpose lending exemptions may apply.
5. Let’s narrow this down to lenders suited to your deal
The most useful next step is to match lenders to your property and loan requirements. Share whatever you know below; estimates are fine.
Your refinance profile
Use the defaults as examples or replace them with your actual figures.
Property location (city and state, or state)
[Input placeholder: e.g. Tacoma, Washington] (Current value unavailable.)
Property type
Single-family rental
Duplex, triplex, or fourplex
Apartment building (5+ units)
Commercial property
Short-term rental / vacation property
Estimated property value ($)
[Input placeholder: 500000] (Current value unavailable.)
Mortgage payoff ($)
[Input placeholder: 300000] (Current value unavailable.)
Refinancing goal
Long-term loan with stable payments
Cash-out to access equity
Urgent refinance or balloon payoff
Refinance after renovation or cash purchase
When do you need to close?
Within 7 days
Within 30 days
Within 60–90 days
Flexible; looking for the best terms
Approximate credit score (optional)
Below 620
620–679
680–739
740+
Prefer not to say
[Find lenders for my property]
With those details, I can narrow the search to lenders that fit your location, property type, equity position, and closing timeline—and help you distinguish a suitable long-term refinance from an expensive temporary loan.
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.[](https://privatelenderlink.com/)
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.
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.[](https://privatelenderlink.com/)
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.
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.
These can make an early payoff expensive.
Can I refinance into a long-term loan later?
Important if you are using a bridge loan temporarily.
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.
