Private Real Estate Lending FAQ

30 seconds. We only ask for the basics — your name, property address, loan amount, and timeline. Nothing else at this stage.

Within 24 hours. Often the same day.

No. We review the deal first and only request documents if we are moving forward. No paperwork until there is a reason for it.

Welmore Partners offers fix and flip loans, bridge loans, earnest money deposit funding, and double closing financing. We fund residential and light commercial investment properties. Our core markets are Texas, Florida, Tennessee, Georgia, Alabama, Arkansas, Arizona, Colorado, Virginia, Utah, Idaho, Missouri, and North Carolina. We also evaluate select opportunities in Ohio, Indiana, Wisconsin, Michigan, and Kentucky. We do not currently lend in New York, New Jersey, Illinois, Massachusetts, Connecticut, Vermont, Maine, Delaware, Maryland, or New Mexico. We do not fund owner-occupied primary residences, raw land, or construction-from-ground up without meaningful equity.

Earnest money deposit funding is short-term capital provided to secure a property under contract while you finalize permanent financing or coordinate with your end buyer. Typical amounts range from $5,000 to $100,000 with 30 to 90 day terms. Funds are deployed within 48 to 72 hours and repaid at closing. This is commonly used by wholesalers, assignors, and investors moving quickly on time-sensitive deals.

Yes. We provide same-day funding for simultaneous double closings (A-to-B and B-to-C transactions). We coordinate directly with the title company to ensure both transactions close seamlessly on the same day. Typical timeline from application to closing is 5 to 7 business days. Pricing is structured as either a flat fee or percentage-based depending on transaction size. No seasoning requirements.

Rates and terms vary by transaction type, borrower experience, property, and market conditions. As a general reference: fix and flip loans typically carry rates of 10% to 13% with 6 to 18 month terms. Bridge loans are typically 9% to 12% with 12 to 24 month terms. Origination fees are generally 1 to 3 points. We provide specific terms in a written term sheet after reviewing your deal.

For straightforward transactions where the borrower provides complete documentation promptly, we have funded in as few as 7 business days from term sheet acceptance. Most transactions close within 10 to 21 business days. Complexity, title issues, or delays in insurance or appraisal can extend this timeline. If speed is essential, tell us upfront so we can structure accordingly.

No. Our loans are asset-based. We evaluate the property, the renovation plan if applicable, and the exit strategy. Tax returns and personal income documentation are not a standard requirement, though they may be requested on larger or more complex transactions.

Yes — we require it. All loans are originated to an LLC or similar entity. We also require a personal guarantee from the principal. This structure protects both parties and is standard for private real estate lending.

We do not publish a minimum credit score. Credit is one factor in our underwriting, not the primary one. We evaluate the asset, the operator, and the exit strategy. A strong deal with a clear exit and an experienced borrower can qualify even with credit challenges.

LTC (Loan-to-Cost) is the loan amount divided by the total project cost — purchase price plus renovation budget. LTV (Loan-to-Value) is the loan amount divided by the current or after-repair value of the property. We evaluate fix and flip loans primarily on LTC. Stabilized assets like rental properties are evaluated on LTV. We typically lend up to 85% LTC on fix and flip deals and evaluate LTV against ARV as a secondary check.

Rehab funds are held in reserve and disbursed as work is completed. You submit a draw request, we verify completed work, and release funds. Draw schedules are agreed upon at closing based on your renovation scope. We keep the process simple to avoid project delays.

Our core lending markets are Texas, Florida, Tennessee, Georgia, Alabama, Arkansas, Arizona, Colorado, Virginia, Utah, Idaho, Missouri, and North Carolina. We maintain active deal flow and deep market knowledge in these states. We also evaluate select opportunities in Ohio, Indiana, Wisconsin, Michigan, and Kentucky on a case-by-case basis. We do not currently lend in New York, New Jersey, Illinois, Massachusetts, Connecticut, Vermont, Maine, Delaware, Maryland, or New Mexico. If your deal is in our core markets, we move fast. Submit your request and you'll hear back within 24 hours.

We do not fund owner-occupied primary residences, raw land speculation, cannabis or regulated use properties, or construction-from-ground up projects without meaningful equity. We are also cautious about deals in markets we do not know well. If you are unsure whether your deal fits, submit it and we will tell you directly.

The initial inquiry form requires only basic deal parameters — no documentation at that stage. Once we issue a term sheet and you accept it, we will request: purchase contract or property summary, renovation budget and scope of work (for fix and flip), borrower background and prior experience, LLC operating agreement and EIN, and property insurance commitment. We do not require tax returns or personal financial statements as a standard practice.

Yes. Time-sensitive deals are something we do well. We have funded in 7 business days when a borrower needed to move fast. If your deal has a hard deadline, tell us on the first call. We will tell you honestly whether we can meet it and what we need to do so.

Yes, in most cases. Welmore Partners typically requires a personal guarantee from the principal of the borrowing entity. The personal guarantee is a standard component of our underwriting and reflects our expectation that borrowers have real stake in the deal.

Our minimum loan amount is $75,000. There is no fixed maximum. Larger transactions are evaluated on a case by case basis.

Yes. All investment opportunities offered through Welmore Partners are made available exclusively to accredited investors as defined under SEC Rule 501(a) of Regulation D. To qualify, individuals must meet income thresholds of $200,000 per year ($300,000 jointly with a spouse) for the past two years, or have a net worth exceeding $1,000,000 excluding primary residence.

Target returns vary by transaction type, loan-to-value ratio, and borrower profile. Typical annualized returns on debt positions range from 8% to 14%. Distributions are paid quarterly and calculated on the outstanding principal balance. At the conclusion of the loan term — through borrower payoff, sale of the asset, or refinance — principal is returned in full. Welmore Partners does not guarantee investment returns.

Investor capital is secured by a recorded lien against the underlying real property — typically a first deed of trust or mortgage. In the event of borrower default, Welmore Partners pursues remedies on behalf of investors, including foreclosure of the collateral. We underwrite to LTV ratios intended to ensure collateral value exceeds the outstanding loan balance.

Minimums vary by transaction. Most individual loan positions carry a minimum investor participation of $25,000 to $50,000. Larger or more complex transactions may require higher minimums. We communicate the specific minimum for each deal in the deal memo.

Private real estate debt investments are illiquid by nature. Your capital is committed for the duration of the loan term, which typically ranges from 6 to 24 months. Early exits are generally not available unless the borrower repays ahead of schedule. Invest only funds you will not need access to during the stated term.