A bridge loan is short-term money that gets your LLC from “I need to close this” to “the takeout is ready.” That takeout might be a DSCR hold, a sale, a refinance, or the next piece of a build. The loan is not the forever plan. It is the span.
Funded Funding brokers that file. We are not a bank. We are not NMLS-licensed. These are business-purpose loans to an entity — not a consumer mortgage in your personal name. If the LLC conversation is still open, start with why investors fund through an LLC. This post is the bridge product: what it is, what it bridges to, and what we need on the file.
What a bridge loan is
A bridge loan is short-term financing used to acquire or refinance an investor property while you wait on permanent money — or while you wait on an exit that is real, not hoped. The lender is underwriting the deal and the way out, not your W-2.
The live product points on the site — the ones we will not invent past — are:
- Short-term, interest-only payments
- Built for acquisitions and refinances
- Fast approvals so the contract does not die in a bank queue
That is the published box. Term length, leverage, and rate still depend on the property, the entity, the exit, and the lender. We will not put a fake rate sheet or a “closes in 48 hours every time” line on this page.
What it bridges to
If you cannot name the far side of the bridge, you do not have a bridge file. You have a short loan with no plan. Common exits we actually see:
- DSCR takeout. You buy or refinance on a short clock, stabilize the rent, then move into a longer hold based on the property’s cash flow — not your personal income. Read what a DSCR loan is and DSCR vs a bank rental loan before you assume that exit is automatic.
- Sale. You need to close now, finish work or clean title, and sell. The bridge covers the hold. The listing is the takeout.
- Bank or other permanent money later. Some investors use private capital to get in, then refinance when a bank (or another program) will finally look at the file. We are not that bank. We will not promise their yes.
- A construction or flip product that is not ready yet. Sometimes the right long file is Fix & Flip or ground-up, but you have to close the acquisition first. The bridge is the gap in time, not a substitute for the rehab or build budget.
Write the exit on the application. “We’ll figure it out after we close” is how files sit.
Why the loan sits in your LLC
Same rule as the rest of the desk. Bridge is a business-purpose loan. The borrower is the LLC (or another business entity). You are not walking this in as a primary-residence refinance or a consumer cash-out.
We are not your attorney. Form the entity the way your counsel tells you to. What we need is an entity that can close, an EIN, and a deal we can take to a lender. A brand-new LLC is not an automatic no. A messy entity with no story is a slower file.
Bridge vs Fix & Flip vs GAP
People use “bridge” for everything short-term. On this desk the products are separate for a reason:
- Bridge — short-term, interest-only, to get you from this closing to a named takeout. Acquisition or refinance. The work budget is not the point of the product.
- Fix & Flip — purchase plus rehab, 6–24 months, rehab draws. Use that when the job is renovate and exit. See Fix & Flip loans for LLC investors.
- GAP — the slice between what the first lien will do and what the project actually costs. You are stacking capital, not replacing the first piece. That is the GAP funding post.
If you need rehab draws, say so. If you need a second piece on top of a first, say so. Do not call every short file a bridge and hope we sort it out from a one-line text.
What we look at on a bridge file
- The deal. Address, purchase or refinance amount, current value, and why this closing cannot wait on a bank committee.
- The exit. DSCR, sale, other takeout — with a reason, not a vibe.
- The entity. LLC (or other business entity) ready to close. See the LLC post.
- Time. Short-term means you have a clock. If the takeout needs six months of seasoning you do not have, say that now.
- Experience, credit, liquid funds. They help and they vary by lender. We will not invent a score floor or a “we fund anyone” line.
Same-day pre-approval is on the table when the file is ready. Ready means we can read the span — this side, that side — without guessing.
Mistakes that stall a bridge file
- No takeout. A bridge to nowhere is just an expensive short loan. Name the far side.
- Calling a flip a bridge. If the money is for rehab draws, use the flip product. Mixing the stories slows both.
- Personal-name thinking. You close in the LLC. Consumer / owner-occupied files are a different world, and not this one.
- Hiding a second source. If you are stacking with GAP or a partner, put it in the deal story. See how GAP works.
How to put a bridge in front of us
- Entity first. LLC (or other business entity) that can take title and the loan.
- Deal and exit on paper. What you are buying or refinancing, and what pays this loan off.
- Apply. Same intake we use on Funded Funding — the JotForm below. Or call (520) 552-7065 if you need to know whether the file is even a bridge before you fill it out.
From there it is the same process as the site: apply → pre-approve → lock terms → close in the entity and fund.
Frequently asked questions
Is a bridge loan the same as a Fix & Flip loan?
No. Bridge is the span to a takeout. Fix & Flip is purchase plus rehab on a 6–24 month clock with draws. If the work is the job, start on the flip post.
Can I live in the property?
No. These programs are business-purpose loans on investor property, closed in an entity. If the plan is to occupy it as a home, this is the wrong product and the wrong broker.
Are you the lender?
No. Funded Funding is a private-money brokerage. We match investor deals with private capital. We do not warehouse loans. We are not a bank.
Is this available in every state?
No. Terms vary by lender, property, and borrower entity. Not available in every state. Ask before you spend a week on a file we cannot place.
Ready to get funded?
If you have an LLC, a closing that cannot wait, and a real takeout, send the file. Bridge, GAP, Fix & Flip, DSCR, and construction all go through the same intake. We will tell you which product the deal actually is.
No invented loan counts. No stock testimonials. No rate quotes on a blog page. Just the deal, the entity, and the span.
Ready to get funded?
If you have an LLC and a deal, apply here. Same intake form as the live site.