The appraisal is back. The value came in. A bank or conventional shop still said no. They did not hang the denial on a short number. They hung it on the rest of the box: personal DTI, a financed-property count, vesting they will only take in a personal name, a seasoning wait, occupancy, program overlays, reserves, or tax returns they want on their calendar. Sometimes the report that came in is an as-is figure on a house still mid-rehab, and they will not lend against the after-repair picture. That is this page. A short appraisal is a different denial. Cash-out while the work is still open lives on cash-out denied because the property is mid-rehab. Credit that cleared, with the appraisal never the plot, lives on credit is fine, the file still does not fit. The wider map of a rental denial lives on when the bank says no on a rental. This is not another explainer of what a DSCR loan is.
Funded Funding is a national private-money brokerage. We are not a bank. We are not an NMLS-licensed consumer mortgage lender. The loan is business-purpose, closed in an LLC or another business entity, underwritten on the asset and the deal. The desk floor is $100k. No owner-occupied. Start on the Funded Funding homepage if you need the product list first, or read what the desk is.
The appraisal was one gate
Because conventional / bank underwriting treats value as one checkpoint. A report that supports the deal does not waive the income box, the property count, entity vesting, seasoning, occupancy, reserves, a tax package, or a program that only reads a finished house. The appraisal answered what the property is worth on their form. Their box still asks who the borrower is, whose name is on title, and whether this product even exists for the file.
A short appraisal is a value problem. You are on a different denial if they named a number that came in low. If the house is unfinished and they denied cash-out because they will only read the house as it sits, that note is cash-out denied because the property is mid-rehab. If credit cleared and the appraisal was never the plot, that note is credit is fine, the file still does not fit a bank box. This page is the stall after the appraisal already came in and they still said no.
What they are still refusing
The report can support the deal. Their product can still say no:
- DTI and the income box. Rent covering the note is property math. Their ratio is personal-income math. The dedicated write-up is how DTI kills a cash-flowing rental.
- Property count. An appraisal on the next rental does not lift a financed-property cap. That wall is the 10-property cap.
- Vesting. They will only close in your personal name. The portfolio sits in an LLC. That is the personal-name page.
- Seasoning. The value is there and the file is too new. That calendar is why the bank will not refinance the flip yet.
- Occupancy. You intend to hold as an investor. They underwrite like someone might live there. Owner-occupy is the wrong site.
- Program overlays and reserves. A guideline on top of the guideline: reserves they want to see, a product that does not exist for this property type, a portfolio rule their shop will not waive. The appraisal does not erase an overlay.
- Tax-return underwriting. Two years of returns on a clock that will not wait. That is the tax-package page. If write-offs made the income they will count look too thin, that is write-offs versus a W-2 rental loan.
- As-is versus after-repair, while the work is still open. The report that came in can be the house as it sits. They will not treat the finished picture as collateral. That stall, while the rehab is open, is the mid-rehab cash-out note.
You asked a bank box to stop at value. Value was the part they already finished.
Read the LLC file when the box fails after value
A private-money desk does not pretend the appraisal was the whole underwrite, and it does not pretend a bank denial is a yes. It reads a business-purpose loan, closed in an LLC or another business entity, on the asset and the deal. The desk floor is $100k. No owner-occupied. Funded Funding is a brokerage. We do not warehouse the loan. Terms vary by lender, property, and borrower entity.
Listen to the reason they gave after the report came back. One named wall has its own page: DTI, the cap, personal-name vesting, seasoning, the tax package, or mid-rehab cash-out. If they stacked two or three of those after the appraisal already came in, you are on this page. The comparison of a property-cash-flow read versus a bank rental loan stays on DSCR vs a bank rental loan. This page will not become a second explainer.
Some files are still a bank file once the overlay they named is actually fixed. We will not invent a rate, a credit-score cutoff, a leverage number, or a testimonial. A denial does not guarantee a yes. The loan is business-purpose. The desk floor is $100k. If the bank box already failed after the appraisal came in, Apply here.
What this desk is — and is not
Funded Funding is a national private-money brokerage. We are not a bank. We are not an NMLS-licensed consumer mortgage lender. This is a national desk, not a Phoenix-only shop. We do not publish an office address. Terms vary by lender, property, and borrower entity. Not available in every state.
The desk floor is $100k. Files under that are not this desk. Borrowers close in an LLC or another business entity. We do not stretch a rental into an owner-occupied mortgage we are not licensed to do. A hold that already rents can be aimed at a DSCR-style read. A house that still needs work is usually a bridge or a Fix & Flip file. Do not force the label before the file is read.
This desk reads 1–4 unit investor files differently from 5+ unit and commercial files. Put the true unit count and the fund amount on the application. Business-purpose does not mean “no documents,” and it does not mean every file funds. If the cheaper bank product can clear once the overlay they named is fixed, wait. If the appraisal already came in and the box still failed, another consumer shop is not a plan.
How to put the file here
- Confirm it is investor property. If you will occupy it, this site is not your lender.
- Entity ready to close. LLC or other business entity that can take title and the loan.
- Deal on paper. Address, amount, unit count, the exit, and the reason the bank gave after the appraisal came in. Say whether the report supported the deal. Name the wall they actually cited.
- Do not invent the value, the score, or the lease. Bring the denial reason you were given. A denial does not license a fictional number or a fictional tenant.
- Apply. Same intake as the rest of Funded Funding: the application. Apply here if the appraisal came in and the bank still said no.
Still unsure whether the file is a DTI wall, a property-count wall, a vesting wall, a seasoning wait, a mid-rehab stall, or a bank file you should finish first? That is what the intake is for, including the answer “this is still a bank file.”
Frequently asked questions
Why did the bank say no if the appraisal came in?
Because an appraisal is one gate. Value can support the deal and the file can still fail personal DTI, a financed-property count, personal-name vesting, seasoning, occupancy, reserves, tax-return underwriting, or a program overlay. The report answered what the property is worth. It did not waive the rest of the bank box.
Is this the same as a low-appraisal denial?
No. A low appraisal is a value problem. This page is the stall after the appraisal already came in. If they named a short number, that is a different denial.
Is this the same as a mid-rehab cash-out denial?
No. Mid-rehab cash-out is the stall while the work is still open and the bank will only read the house as it sits. This page is the stall after an appraisal came in and they still said no for reasons beyond a low number. If the report is an as-is figure on an unfinished house, the mid-rehab note is the better map.
Can a private-money desk read the file after that no?
Sometimes. The desk reads a business-purpose loan closed in an LLC or another business entity, on the asset and the deal, when the bank box fails even after the appraisal. It does not guarantee a yes. The desk floor is $100k. No owner-occupied.
What is the minimum to fund?
The desk floor is $100k. Files under that are not this desk.
Ready to get funded?
If the appraisal already came in and a bank still said no — DTI, property count, vesting, seasoning, occupancy, reserves, tax returns, or a program overlay — and you have an LLC and a deal you can explain, send the file. No fake funded counts. No stock testimonials. No owner-occupied stretch. No teaser rate that is not your file.
Ready to get funded?
Apply on the same intake we use live, or call or text (520) 552-7065.