Loan Programs

Financing Matched to the Deal, Not a Rate Sheet

Seven core private money programs for residential and commercial real estate investors. Leverage, pricing and eligibility vary by lender, property and borrower.

Fix & Flip Loans

Short-term acquisition and renovation capital for investors buying, improving and reselling residential property.

Best For

  • Investors purchasing distressed or dated residential property

  • Seasoned flippers scaling multiple projects at once

  • First-time investors with a credible team and scope of work

Typical Use Cases

  • Cosmetic renovations and full gut rehabs

  • Auction, wholesale and off-market acquisitions

  • Refinancing a property already owned to fund renovation

What We Need to Quote

  • Property address and purchase price (or current value)

  • Line-item renovation budget

  • Supportable ARV or comparable sales

  • Investor experience over the last 36 months

  • Estimated FICO range and entity information

Key Program Features

  • Up to 100% of purchase price on qualifying files

  • Up to 100% of renovation costs funded through draw reimbursements

  • Up to 75% of after-repair value (ARV)

  • Interest-only payments during the project term

  • First-time and seasoned investors may be eligible

Ground-Up Construction Loans

Capital for builders and developers taking a project from raw or permitted land through certificate of occupancy.

Best For

  • Builders with completed projects behind them

  • Developers of single-family, townhome and small multifamily projects

  • Investors holding entitled or permit-ready lots

Typical Use Cases

  • Single spec homes and small subdivisions

  • Infill construction and teardown-rebuild projects

  • Build-to-rent and build-to-sell strategies

What We Need to Quote

  • Lot cost or current land value and payoff

  • Full construction budget and build schedule

  • Plans, permits and permit status

  • Builder résumé and completed project list

  • Completed value support and exit plan

Key Program Features

  • Up to 85% loan-to-cost depending on experience and program

  • Up to 75% of completed value on qualifying files

  • Structured draw schedules tied to inspected progress

  • Interest-only during construction

  • Land acquisition may be included in the structure

DSCR Rental Loans

Long-term investment property financing qualified on the property's cash flow rather than personal income documents.

Best For

  • Buy-and-hold landlords building a portfolio

  • BRRRR investors refinancing out of short-term debt

  • Self-employed investors with complex tax returns

Typical Use Cases

  • Purchase, cash-out refinance and rate/term refinance

  • Single-family, condo and 2–4 unit properties

  • Long-term leases and short-term rental income scenarios

What We Need to Quote

  • Property address, value and current condition

  • Actual or market rent and operating expenses

  • Requested loan amount and purpose

  • Estimated FICO range

  • Payoff details if refinancing

Key Program Features

  • Qualification driven by debt service coverage ratio

  • 30-year, interest-only and ARM structures available by program

  • Entity vesting typically permitted

  • Portfolio and blanket options on some programs

Bridge Loans

Fast, flexible interim capital for acquisitions, stabilization and repositioning while a longer-term exit is arranged.

Best For

  • Investors under contract with a tight closing date

  • Owners repositioning or stabilizing an asset

  • Borrowers waiting on a conventional or agency takeout

Typical Use Cases

  • Time-sensitive acquisitions and 1031 timing gaps

  • Value-add and lease-up business plans

  • Note payoffs, partner buyouts and portfolio consolidation

What We Need to Quote

  • Property address, type and current condition

  • Purchase price or current value and any existing debt

  • Business plan and defined exit

  • Requested amount and desired closing date

  • Sponsor experience summary

Key Program Features

  • Interest-only structures with short terms

  • Fast execution on many programs — often 7–14 days once complete

  • Residential, mixed-use and commercial collateral considered

  • Extension options available on some programs

Investment Property HELOC / Line of Credit

Revolving access to the equity in an investment property or portfolio for acquisitions, renovations and liquidity.

Best For

  • Landlords sitting on trapped equity

  • Investors who want dry powder before finding the deal

  • Operators funding renovations across several properties

Typical Use Cases

  • Down payments on the next acquisition

  • Renovation funding without a full refinance

  • Working capital and reserve cushions

What We Need to Quote

  • Property or portfolio addresses and estimated values

  • Existing liens and payoff amounts

  • Requested line amount and intended use

  • Rental income and occupancy status

  • Estimated FICO range

Key Program Features

  • Draw and repay as projects cycle

  • Non-owner-occupied residential collateral on most programs

  • May be structured in first or second position depending on lender

  • Portfolio lines available on select programs

Second Position Lending

Access equity behind an existing first mortgage without disturbing a favorable low-rate loan already in place.

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Best For

  • Owners with a low-rate first mortgage worth keeping

  • Investors needing project capital quickly

  • Borrowers bridging a short equity gap

Typical Use Cases

  • Renovation capital on a held asset

  • Cross-collateralized down payments

  • Short-term liquidity ahead of a sale or refinance

What We Need to Quote

  • Property address and current value

  • First mortgage balance, rate and servicer

  • Requested second position amount

  • Use of proceeds and repayment plan

  • Estimated FICO range

Key Program Features

  • First mortgage stays in place, subject to program and lender approval

  • Combined loan-to-value limits vary by lender

  • Short-term and interest-only structures common

  • Availability depends on property type and state

Commercial Property Financing

Investor financing for mixed-use, industrial, retail, office, storage and special-use commercial real estate.

Best For

  • Investors acquiring or refinancing commercial assets

  • Owner-users expanding into their own building

  • Sponsors repositioning underperforming property

Typical Use Cases

  • Mixed-use, retail and office acquisitions

  • Industrial, warehouse and self-storage assets

  • Special-use property and value-add repositioning

What We Need to Quote

  • Property address, type and square footage

  • Rent roll, leases and trailing operating statements

  • Purchase price or value and existing debt

  • Business plan and hold period

  • Sponsor experience and entity structure

Key Program Features

  • Bridge and longer-term structures depending on the asset

  • Leverage driven by asset quality, cash flow and sponsor strength

  • Interest-only periods available on many programs

  • Third-party reports typically required

TiKi Funding is a private money loan brokerage. Loan terms, approval, programs and funding are subject to lender underwriting, property eligibility and borrower qualifications. Nothing on this site constitutes a commitment to lend. Program features shown are illustrative maximums and are not offers, quotes or guarantees of leverage, pricing or timing.

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