Commercial Real Estate and Investor Financing: DSCR, Fix and Flip, Construction and Bridge Loans

Investor loans underwritten on the property, not your tax returns: DSCR rental loans, fix and flip, ground-up construction, bridge, BRRRR and portfolio loans, closing in as little as ten to fourteen days.

Loans for every stage of an investment property

DSCR loans: long-term rental financing qualified on the property's rent, not your personal income
Fix and flip loans: purchase plus rehab in staged draws, with an exit by sale or refinance
Ground-up construction loans: staged draws sized to cost for new builds
Bridge loans: short-term capital to close fast or stabilize before permanent financing
BRRRR financing: acquisition and rehab money followed by the DSCR cash-out refinance that returns your capital
Portfolio and blanket loans: several rentals under one note
Commercial real estate loans: multifamily, mixed-use, retail and owner-occupied property

How investor loans are underwritten

Lenders size investor loans on three caps, loan-to-value, loan-to-cost and after-repair value, and the lowest one wins. A DSCR loan then tests whether the rent covers the payment; a fix and flip loan tests the rehab budget, the contractor and the exit. Credit, liquidity and experience set the pricing tier. Our guides explain each test with the math, so you walk in knowing your number.

MercFinancial is a commercial funding brokerage, not a lender. Approval, loan amount, rate, term and funding are decided by the funding source on the strength of the file; nothing on this page is an offer or a commitment to lend.

Frequently asked questions

What DSCR ratio do lenders require?

Most want the property's rent to cover the payment at or above roughly 1.0 to 1.25, with better pricing as the ratio rises; some will go below 1.0 at a higher rate or lower leverage. Our DSCR requirements guide has the full picture.

Can I get a fix and flip loan with no track record?

Yes. Lenders replace experience with other evidence: a credible contractor, a conservative budget, a solid after-repair value and your own liquidity. Expect lower leverage on the first deal.

How fast can an investor loan close?

Many DSCR, fix and flip and bridge loans close in ten to fourteen days from a complete file; appraisal turn times are the usual constraint.

Do you finance out-of-state investors and properties?

Yes. The lender network is national; licensing varies by state and we match the lender to the property's location.

Guides on this topic

DSCR Loan Requirements for Rental Properties, Explained — DSCR loan requirements for rental properties, explained: minimum ratio, credit score, down payment, and how lenders qualify deals without tax returns.
Hard Money vs. Bank vs. DSCR: Which Loan Fits Your Deal? — Hard money, bank loans, and DSCR loans each fit a different stage of an investment property deal. Compare speed, cost, and requirements to pick the right one.
How Fix-and-Flip Loan Draws Work, From First to Final — Fix-and-flip loan draws reimburse completed rehab work in stages. See how the draw schedule, inspections, and funding timing work, so cash flow never stalls your project.
Financing the BRRRR Method: Every Loan at Every Stage — How to finance a BRRRR deal in two loans: short-term acquisition and rehab money, then the DSCR cash-out refinance that returns your capital.
LTV, LTC, and ARV: The Math Behind Investor Loans — LTV, LTC, and ARV are three different lending caps — learn how they combine, why the lowest one wins, and how to calculate your real loan amount.
Ground-Up Construction Loans for Investors: How They Work — A ground-up construction loan funds new builds in staged draws sized to project cost, not appraised value. See how LTC, draws, and exits actually work for investors.