Hard Money Loans for Contractors Ready to Build for Themselves
If you are a contractor or builder with real construction experience, you may not need years of prior developer ownership history before your own investment project can be reviewed. Direct Private Capital Group, Inc. reviews business-purpose Fix & Flip, rehab and Ground-Up Construction scenarios for construction professionals ready to build for themselves. Documented work completed for other owners may be used to show your construction background, subject to the financing source, property, borrower profile and underwriting.
- Fix & Flip and Ground-Up Construction investment scenarios
- Contractor and builder experience reviewed as part of the complete deal
- Prior developer ownership experience may not be required in applicable contractor programs
- One organized project submission instead of a generic online rate quote
- Business-purpose / investment-property financing
- Clear next steps for scenarios that fit an available financing structure
Fix & Flip
Contractors & Builders
Ground-Up Construction
Human Project Review
Business-Purpose Investment
No Upfront
Direct Access to Private-Capital Options
Transparent Fee Disclosure
Initial Deal Review Available in as Little as 1 Hour
Become a Developer: Contractor-Focused Financing Options for Your Own Projects
Experience Can Matter
No prior developer ownership experience is required in our contractor programs, subject to the complete deal and financing source.
Cost of Construction
Up to 100% of eligible construction costs may be funded under applicable programs only after current program confirmation.
Multiple Project Types
Fix & Flip, Rehab and Ground-Up Construction scenarios can be reviewed for business-purpose investment projects.
Project-Specific Review
Actual timing, credit requirements, leverage and documentation depend on the transaction, third parties and underwriting.
Contractors Fix & Flip & Ground-Up Construction
Loan Terms at a Glance
Compare loan amounts, leverage, rates, construction funding, credit guidelines and closing timelines for Contractors investment properties.
Property Types: Single-Family, Multi-Family, Townhomes, Condos & Planned Unit Developments (PUD)
Loan Amount
Maximum: $10,000,000
Purchase Price Leverage
Up to 80% of Purchase Price
Project (LTC) Leverage
Project leverage subject to transaction structure
Rehab & Construction Costs
Up to 100% of Construction Cost
ARV / As-Completed Leverage
Maximum ARV / as-completed leverage
Interest Rate Range
Terms and rates vary by transaction and capital source
Pre-Payment Penalty
No pre-payment penalty
Origination / Lender Fee
Origination / lender fee
Terms
Flexible term options
Minimum Credit
No Hard Credit Pull – No Impact to Your Credit Score
Experience
First-time investor friendly
Closing Timeline
Of a completed package
Required Liquidity
Of Purchase Price and Closing Cost
Appraisal / Valuation
Construction Draws
On construction funds drawn
Loan Qualification
No Income Verification Required. Qualify Based on the Property, Not Your Income.
Business-purpose and investment-property financing only. Terms, rates, leverage, fees, timing and availability vary by transaction, underwriting and capital source. No commitment to lend.
Can a Contractor Use Experience from Building for other People to Support a Loan Request for the Contractor's own Investment Project?
Potentially. A contractor or builder may be new to investing for their own account while still having substantial real-world construction experience. Depending on the financing source and transaction, documented work such as completed builds, major renovations, budget management, permitting, scheduling, subcontractor coordination and project completion may be relevant to the experience review. Final eligibility still depends on the property, project, borrower profile, liquidity, collateral, exit strategy, state eligibility and current underwriting guidelines.
You Already Know How to Build. The Next Step Is Building for Yourself.
Many contractors spend years creating value for developers, homeowners and real estate investors without owning the finished investment themselves. The skills required to manage a successful construction project – estimating costs, controlling a budget, scheduling trades, handling permits, solving job-site problems and completing work, can also be important when evaluating a real estate investment project.
Direct Privte Capital Groups’s role is to review the complete transaction. That includes the property, acquisition or refinance structure, project budget, requested loan amount, construction experience, liquidity, timeline and exit strategy. The goal is not to assume that every contractor automatically qualifies. The goal is to organize the contractor’s actual experience and the deal facts so the scenario can be evaluated against applicable financing options.
First-Time Investor Does Not always mean First-Time Builder
A contractor may be completing a first Fix & Flip or first Ground-Up Construction project for their own investment entity while having years of documented experience building or renovating properties for clients. Those are different facts. When the financing source permits it, DPCG can present verified construction experience as part of the borrower's experience profile. The stronger the documentation, the easier it is for an underwriter or capital provider to understand what the borrower has actually built, the size of the projects managed, the borrower's role and whether those projects were completed successfully.
What Construction Experience May Be Useful to Document
- Ground-up homes or other investment properties completed for clients
- Whole-house renovations, substantial rehabs or major additions for clients
- Projects where you controlled the construction budget and schedule
- Work where you managed subcontractors, material purchasing and inspections
- Projects requiring plans, permits, municipal inspections or certificates of occupancy
- Construction completion or takeover work on projects that had stalled
- Projects where you were the general contractor, builder, construction manager or responsible project lead
- Repeat work showing a consistent pattern of project execution rather than one isolated job
Experience should be described accurately. Do not claim ownership, development responsibility, profit, loan history or project results that did not belong to you.
Fix & Flip Financing For Contractors
Turn Renovation Experience Into Your Own Investment Project
A contractor who understands renovation costs, scopes of work and job execution may be well positioned to evaluate a Fix & Flip opportunity. DPCG reviews business-purpose Fix & Flip scenarios based on the complete transaction rather than the contractor title alone.
Core Information to Submit for a Fix & Flip Review:
Ground-Up Construction Financing For Builders
Use Your Building Experience on a Project You Own
For builders who have constructed homes or managed ground-up projects for other owners, an investment project of your own can be reviewed using the same core facts an experienced construction underwriter expects to see: land basis, plans, permits, budget, contingency, schedule, experience, liquidity and a realistic exit.
Core information to submit for a Ground-Up Construction review:
Who this Page is For
This page is intended for construction professionals pursuing their own non-owner-occupied, business-purpose real estate investment transaction, including:
- General contractors and residential builders
- Experienced project managers with documented project responsibility
- Homebuilders who have completed projects for developers or other owners
- Builders transitioning into their first owned spec or investment construction project
- Construction-company owners
- Remodelers with substantial whole-property renovation experience
- Contractors transitioning into their first owned Fix & Flip
- Existing real estate investors who also have a professional construction background
Property Types / Project Types
Keep the contractor page focused on the property types most likely to match Fix & Flip, rehab and Ground-Up Construction intent. The supplied property-type screenshot is broader than this page’s core search intent, so use the focused list visibly and place the broader list in a lower accordion only if current eligibility is confirmed.
- Non-owner occupied single-family homes
- 1 - 4 Units
- Condos and townhomes
- Apartments / multifamily
- Manufactured and modular homes where eligible
- Entitled or non-entitled land tied to an eligible construction plan
- Select commercial or mixed-use construction projects where a current program supports them
Additional Property Types
- Agriculture; Assisted Living; Automotive; Cannabis Related; Church; Daycare; Funeral Home; Gas Station; Motel
- Hotel; Industrial; Medical Office; Mixed Use; Mobile Home Park; Multi Family; Office; Place of Worship; Restaurant
- Retail; Self-Storage; Senior; Shopping Center; Skilled Nursing; Special-Use; Strip Center; Warehouse; Commercial Properties
What DPCG Reviews
Construction experience is one part of the file. A project still needs to make sense as a complete transaction. DPCG may review:
- Property and location
- Purchase price, land basis or current basis
- Current value and projected ARV / as-complete value
- Rehab / construction scope and budget
- Requested loan amount
- Borrower and contractor experience
- Liquidity, reserves and cash-to-close
- Credit profile when applicable to the financing source
- Title, existing debt and payoff information
- Plans, permits and construction status
- Insurance and third-party requirements
- Timeline and required closing date
- Exit strategy and realistic repayment path
How to Present Your Construction Experience
A short, organized construction track record is more useful than a general statement such as ‘I have been a contractor for 15 years.’ Prepare a recent project list that can be verified. For each relevant project, include as much of the following as reasonably available:
- Property address / city and state
- Your exact role
- Type of work: ground-up, full renovation, addition, completion, etc.
- Approximate project or construction budget
- Owner / client or project reference when appropriate
- Property type
- Start and completion dates
- Permit / inspection / certificate-of-occupancy information where applicable
- Photos or other project evidence
- Outcome: completed, delivered to owner, or other accurate result
Contractor-to-Investor Scenarios
A - Contractor's First Owned Fix & Flip
A contractor has completed multiple full-property renovations for investors but has never owned a flip personally. The contractor finds an investment property, prepares the acquisition numbers, rehab scope, budget and projected resale strategy, then submits the deal together with a documented renovation track record. The financing source may consider that construction history as part of the experience review. This is an educational example only, not an actual DPCG transaction or a promise of eligibility.
B - Builder Owns a Lot & wants to Build a Spec Home
A builder has completed homes for other owners, already owns a lot and wants to construct a non-owner-occupied investment property for sale or an eligible rental exit. The builder submits land basis, existing debt, plans, permit status, construction budget, schedule, as-complete value, liquidity and a verified list of completed projects. The complete scenario is then evaluated against available program guidelines. Educational example only.
C - Existing Contractor with a Lender that Changed Terms
A contractor has a project under contract and an existing financing source changes leverage, timing or another material term. The contractor submits the current term sheet together with the project facts and construction experience so DPCG can evaluate whether another potential structure is available. No representation is made that existing financing can be improved.
How the Process Works
We make it easy to get the right financing for your Florida real estate project. Here’s how the process works from start to finish.
Submit Initial Facts
Start with the property, project type, requested loan amount, budget, required closing date and your construction role.
Build Experience Profile
Provide a concise list of relevant projects you have built, renovated or managed for other owners.
Review Transaction
DPCG evaluates the property, scope, budget, values, experience, timeline & exit against applicable financing options.
Orangize Next Steps
If the scenario appears to fit an available structure, DPCG can identify the documents and third-party items needed for deeper review.
Underwriting & Closing
Final approval & funding remain subject to the financing source, underwriting, insurance, documentation, state eligibility & applicable law.
Common Contractors Questions & What to Expect
Ready to Build Your Own Investment Project?
Tell DPCG what you are buying or building, what the project costs, how much financing you are requesting and what you have already built for other owners.
Frequently Asked Questions
Potentially. Depending on the financing source and transaction, documented experience from projects completed for clients may be relevant to the borrower experience review. The underwriter may still evaluate the property, budget, liquidity, credit profile, values, exit strategy and other factors.
Not necessarily for every financing source. A contractor may have meaningful construction experience without prior ownership of investment projects. Submit the full track record so the actual experience can be reviewed rather than assumed.
Some financing sources may consider a first owned Fix & Flip, particularly when the borrower has relevant construction experience and the overall transaction is acceptable. Requirements vary, and submission does not guarantee approval.
Potentially. The review may include land basis, current value, existing debt, plans, permit status, construction budget, contingency, experience, liquidity, as-complete value and exit strategy.
Potentially, subject to payoff, title, land basis, project budget, values, borrower profile and the applicable program. The existing debt must be included in the scenario review.
Permit requirements vary by project and financing source. Provide the current permit and entitlement status, what has been completed and what remains outstanding so the construction timeline can be evaluated realistically.
A concise project list is a strong starting point: addresses, property types, your role, scope, approximate budget, dates, permit or completion evidence and other verifiable project information. Sensitive documents should follow through the approved secure process.
Construction financing commonly uses draws tied to completed work and inspections, but procedures vary by financing source and transaction. The applicable draw process should be confirmed during underwriting.
Valuation requirements vary by financing source and transaction. Do not rely on a blanket no-appraisal assumption; DPCG can identify the applicable valuation requirement after reviewing the scenario.
Timing depends on the completeness of the file, title, valuation, insurance, permits, third-party reports, underwriting and the financing source. If you have a hard closing date, include it at the beginning of the review.
This page is intended for business-purpose / investment-property transactions, not consumer owner-occupied home financing
No. A scenario submission or preliminary discussion is not an approval, commitment to lend or guarantee of terms, funding or closing.
Stop Building Only for Other Investors. Put Your Experience Behind Your Own Deal.
If you already know how to estimate, manage trades, control a construction schedule and complete a project, the next question is whether the property and financing structure make sense for your own investment. Submit the deal facts and your construction background so DPCG can review the complete scenario.
Tell Us About Your Project
Start with the transaction facts. This initial form is designed for preliminary review and should not be used to upload Social Security numbers, full bank account numbers, government ID, complete bank statements, full tax returns or other highly sensitive documents. Your information is handled through our secure process. Review our Security Statement and Privacy Policy for more information.
Compliance Disclaimer
Direct Private Capital Group, Inc. is a commercial mortgage broker and private real estate financing resource. Information on this page is provided for general informational purposes regarding business-purpose and investment-property financing and does not constitute a commitment to lend, approval, a rate lock, or a guarantee of any loan amount, leverage level, pricing, terms, funding, or closing.
Any financing opportunity is subject to underwriting; borrower and guarantor qualification; collateral and valuation review; property type and loan-purpose eligibility; title; insurance; documentation; construction and renovation review; applicable third-party reports; state eligibility; lender, investor, or capital-provider guidelines; market conditions; and applicable federal, state, and local law.
Program terms and eligibility can change. Not every financing source offers every structure or property type. Business-purpose and investment-property financing only where applicable.