Real Estate Financing Built Around You and Your Project
No two real estate projects are exactly alike. The property is different. The numbers are different. The experience of the investor is different. And what you’re trying to accomplish may be completely different from the person who called us yesterday.
That’s why we don’t believe in trying to force every project into the same financing box.
At Foray Investment Group, we work with real estate investors to understand the property, the project, the numbers, and the exit strategy — and then look for financing options that make sense for what you’re trying to accomplish.
Whether you’re purchasing your first investment property or adding another property to an existing portfolio, the conversation starts the same way:
Tell us what you’re working on.
Financing for the Way Real Estate Investors Actually Work
Fix & Flip Financing
Found a property with potential?
Fix & flip financing can provide the capital needed to acquire a property, complete the renovation, and position it for resale.
Every project is evaluated on its own merits, including the purchase price, renovation budget, current property value, after-repair value, borrower experience and overall strength of the project.
Sometimes, if the numbers don’t work at first, we can look at them together. With more than 25 years of real estate experience, we may be able to help identify another way to structure the project so the numbers make more sense.
DSCR & Rental Property Financing
For rental property investors, the property’s ability to generate enough income to cover its debt matters more than your personal income. That’s the basic idea behind a Debt Service Coverage Ratio, or DSCR loan.
DSCR financing can be used in several ways. It may help you purchase a new rental property based largely on the income the property is expected to produce. If you already own a rental and have built equity, a refinance or cash-out refinance may allow you to access some of that equity to make repairs, improve the property, or address other investment needs.
And if your goal is to keep growing, the equity in properties you already own may also become a source of capital that can help you acquire additional rentals and expand your portfolio.
Whether you’re buying, improving, refinancing, or growing, we can look at the property, the income, and the equity together and help you explore the financing options that may make sense.
Bridge Financing
Sometimes you don’t need a 30-year solution.
You need time.
Bridge financing can provide short-term capital when there is a clear strategy for what comes next — whether that means renovating, stabilizing a property, refinancing into permanent financing, completing a sale, or solving another temporary financing need.
The important question isn’t simply, “Can we make the loan?” It’s also:
What is the plan for getting out of it?
We want to understand both.
New Construction Financing
Building from the ground up creates an entirely different set of financing needs.
We work with investors and builders seeking financing for qualifying residential new-construction projects, including financing structures that may incorporate land acquisition, construction costs, and project draws.
Experience, plans, budget, project economics, and exit strategy all play a role in determining the appropriate financing structure.
Have a project in mind? Let’s take a look at it.
Commercial & Multifamily Financing
Larger properties often require larger and more customized solutions.
We can help explore financing options for qualifying multifamily and commercial real estate projects, including acquisitions, refinances, bridge financing, and other investment-property needs.
These projects can vary dramatically, which makes understanding the property and the investor’s objective particularly important.
That’s where the conversation begins.
“Can’t You Just Give Me a Term Sheet?”
We know!
You’d probably love to come to this page and see a simple chart that says:
“Here are our rates. Here are our points. Here are our terms. Here’s how much you may be able to borrow.”
We’d love for it to be that simple too.
The reality is that every project is different.
Rates and terms can be affected by the property, loan amount, leverage, credit, experience, liquidity, renovation budget, property income, exit strategy, and the financing program that fits the project.
And because we work with different funding sources rather than trying to make every project fit one single program, giving you a term sheet before we understand what you’re working on wouldn’t really tell you very much.
Our goal isn’t simply to give you a term sheet. Our goal is to help identify a financing option that makes sense for you and for your project.
So rather than starting with a rate sheet, we’d rather start with a conversation.
We Understand Real Estate Investors
Real estate rarely happens in a perfectly straight line.
Properties have problems. Renovation budgets change. Closings move. Opportunities show up unexpectedly. Sometimes a project that looked simple at first becomes anything but simple.
We understand that because our background is in real estate too.
For more than 25 years, we’ve been involved in real estate from the investor’s side of the table. That experience affects the way we look at financing today.
We’re not here to make the process more complicated than it needs to be.
We want to understand what you’re trying to accomplish, tell you what we believe is realistic, and help you determine what financing options may be worth pursuing.
And if you’re not sure exactly what you need?
That’s okay too. Give us a call. We’re easy to talk to.
Let’s Have a Conversation About Your Project
You don’t need to have every answer before you contact us.
Tell us a little about the property, what you’re trying to accomplish, and the financing you think you may need.
We’ll take it from there.