Someone wants the house in their own name, or they want to live in it, and they still want this desk to fund the loan. The close they are describing is not the close this desk does. We fund business-purpose, non-owner-occupied investment real estate, and we close it in an LLC or another business entity. The loan floor is $100k. A primary residence is a different product. On this desk it is a referral. It is not our loan.
This page is the entity-only close. It is not a rewrite of why investors need an LLC. A shop that will only vest in your personal name is a different wall, on they will only close in your personal name. The floor on the loan is a separate rule, on why this desk will not fund under $100k. A 1–4 file and a 5+ file are routed differently, and neither route is a way to occupy the property. If the question is what a DSCR loan is, that note already exists. This page will not restate it.
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. The desk floor is $100k. No owner-occupied. The property can be in any state we can close. This is a nationwide note, not a city page. Start on the Funded Funding homepage for the product list, or read what the desk is.
Why the close is the entity
The borrower on this desk is the company. The deed and the loan are supposed to name that same company. That is how the file stays a business-purpose investment file. A personal name on the deed makes the collateral a person's house, even when the email says it is a rental. We will not close that way, and we will not call a personal-name close a temporary step.
Investors form an entity so the asset, the partners, and the loan sit with the business. A personal-name deed puts the property back on one human. A partner cannot share a deed that only names someone else. A portfolio that is supposed to stay in companies cannot be rebuilt one personal deed at a time. This page is not legal advice about whether an LLC limits liability. Ask your own attorney what the entity does and does not do. The desk rule is narrower. We do not take title in a personal name.
Forming the company after someone says yes is not a close. The borrower has to exist before the file is a file. A new entity can be read when the documents exist. This page will not invent a minimum age for the company. Age is not a waiver of the documents, the occupancy rule, or the $100k floor. The company still has to take the deed, and you still will not live there.
The deed and the note use the same name
Entity-only means one name on the loan and the same name on the deed. If the note is to the LLC and the deed is to a person, the file is split. If the deed is to the LLC and the application is in a personal name, the file is split. We will not fund one side and promise to repair the other after recording. Title has to be able to insure a deed into the entity that is the borrower. A guessed owner is not title.
The person who signs has to be allowed to bind that company. Signing because you emailed the file is not authority. The operating agreement, or a resolution that matches it, names who can sign the note and the deed. If two people must sign, both belong in the package. If you are not sure who can bind the company, ask your own attorney before you apply. We will not guess, and this page will not tell you how to rewrite an agreement.
A trust or a personal name is not an entity close. If title is in a trust today, ask your own counsel before you send the file. This page will not tell you how to move a trust into an LLC. We can read a borrower that is an entity and that can take the deed.
Subject-to does not change the rule. The existing loan may stay in the seller's name. The deed you are taking still has to vest in the entity, and the entity file still has to be clean. That boundary is buying subject-to and why we still need a clean entity file. An assignment does not change it either. The end buyer who closes has to be the entity. An assignment into a personal name is not a workaround. What an assigned contract can and cannot fund is the assignment note.
A primary residence is a referral
A primary residence is a house you will live in. That is a consumer mortgage. This desk is not an NMLS-licensed consumer mortgage lender, and we do not place owner-occupied loans under another label. On this desk the file is a referral. The word means the request belongs somewhere else. It does not mean we submit it, we shop it, or we stay on it.
In general, that request belongs with a consumer mortgage shop, a bank, or a credit union that makes loans to people who will occupy the property. This page will not name a shop. It will not promise that any of them will say yes. It will not split a fee, and it will not keep your investment conversation open while a consumer application runs. A referral off this desk is a stop. It is not a second product we run, and it is not a handoff with a file number on our side.
Owner-occupied and primary residence are the same stop here. A house you will move into after the close is still occupancy. A second home you will use is not an investment file because you also own a rental somewhere else. One unit of a duplex, triplex, or fourplex that you will live in is still occupancy, even when the other units are rented. A building where you will live in a unit is still occupancy. Hiring a manager for the other units does not change the unit you occupy.
Occupancy is the use, not the label
Call the use what it is. "Investment" on the application does not survive a plan to live there. A lease you do not intend to honor is not a business-purpose file. Staying in the property while you renovate it is a move-in. Staying there "only until the tenant starts" is a move-in. A relative who will live there without rent is a use question, and the legal label is for your attorney. If the plan includes you or your household occupying the property, do not send it here as a rental.
This page is not tax advice. We will not tell you whether a property is a residence for a tax exclusion, how to report rent, or how a guarantor should treat the loan. Ask your own CPA. We also will not tell you how occupancy is defined in a statute. Ask your own attorney. The desk rule you can use without either of those opinions is plain. If you will live in the property, this site is the wrong desk. Vacant is allowed when you will not occupy it. A property you already live in is not vacant.
What an entity file needs
The package is documents, not a sentence that says the LLC is ready. Bring these. If one is missing, name it. Do not substitute a promise to form the company after someone says the deal looks good. This list is what a reader needs before an entity close is a file. It is not an approval.
- Formation documents. The articles or the certificate that created the company. The legal name on that filing is the name we will match. We will not tell you which state to form in, or whether an LLC is the right entity. That is your attorney.
- Operating agreement. Who the members are, who can bind the company, and that the company can borrow and can take title. An unsigned template is not an agreement. If the agreement and the formation documents use different names, the file is not clean.
- EIN. The tax number for the entity. Your Social Security number is not a stand-in for the company. We are not your CPA, and we are not telling you how the entity should be taxed. The file needs the entity's own number.
- Good standing. A certificate you can send, showing the company exists and is in good standing. An entity that is dissolved, expired, or not in good standing cannot take the deed on this desk. A name search on a website is not the certificate. If you do not have it, say so.
- Signer authority. The operating agreement or a resolution that names the person who can sign. The person who fills out the application is not automatically that person. If more than one signature is required, every required signer is part of the file.
- Guarantor, where the file calls for one. Many entity loans on this desk still have a personal guarantor. The guarantor is not the borrower. Say who it is when the file has one. Do not leave the name off and call the company the only party.
- The loan and the use. The amount, the contract or the refinance purpose, and that you will not occupy the property. The desk floor is $100k. Under that, the entity documents do not put the request on this desk.
That list lets the desk read an entity file. It does not fund the loan. Title still has to insure the deed into that entity. Insurance still has to be bindable to that entity, not written as if you live there. A policy in a personal name, for a residence, does not match this close. We will not invent a coverage amount on this page.
A guarantor is not the borrower
Where a file includes a personal guarantor, the guaranty is an extra signature. It is not a change of borrower. The LLC or other entity is still the borrower. The deed is still supposed to name the entity. The guarantor does not take title because they signed. Treating the guarantor as the buyer is how a clean entity file turns back into a personal-name close.
A guaranty is also not permission to live in the property. If the person who will sign the guaranty will also occupy the house, the file is owner-occupied. It stops. It does not become a hybrid we can "close in the LLC" while someone moves in. There is no version of this product where the entity holds title and the guarantor treats the house as a primary residence.
This page will not say that every file has a guarantor, and it will not publish a credit cutoff, a leverage figure, or a rate for the person who signs one. Where the file calls for a guarantor, the name has to match the authority in the operating agreement, and the borrower is still the entity. A guaranty is not legal advice, and it is not tax advice. Ask your own attorney what the signature means, and ask your own CPA how it is reported.
The spelling has to match
One legal name should appear on the formation documents, the operating agreement, the EIN paperwork, the good-standing certificate, the contract, the loan, and the deed. A comma before the entity ending, a missing comma, and a singular that dropped a letter are different strings until your documents say they are one company. The contract buyer has to be that same name. A contract in a personal name, with a note that you will assign it later, is not yet an entity contract. Match the name before you send the file.
A deed in a personal name
The most common stall is vesting. The contract names you. Or the refinance is already in your name. Or a bank offered to close if you take title individually, just this once, and move it to the LLC later. That vesting is the wrong product on this desk. Read they will only close in your personal name if that is the stall you already hit. Do not bring that vesting here as the path.
We will not fund the LLC and record the deed to a person. We will not fund the person and correct the deed after the close. A quitclaim you plan to sign later is not title insurance, and it is not an entity close. The deed into the entity has to be the closing deed. If title cannot insure that deed, the file is not ready. Do not send a personal-name contract and call it an entity file because the LLC exists on paper.
Moving in
The second stall is occupancy that shows up after the word investment. The application says you will not live there. The story says you will live there for a while, your spouse will, or you will use it and also rent it. Occupancy is the use. Moving in after the close is the same stop as moving in on day one. We will not fund a file and then look away from the plan.
There is no waiting period on this page that turns a residence into an investment close. This page will not give you a number of days, a season, or a lease length that makes occupancy acceptable. "I might move in if it does not rent" is a plan to occupy. So is staying there while you find a tenant. If the plan is to occupy, stop. If the plan changes after you apply, say so before title does. A file that becomes a primary residence on the way to closing is a referral, not a loan we keep.
A consumer mortgage on the same property
The third stall is a dual track. The same property is in process at a consumer shop as a primary residence, or as an owner-occupied refinance, while you ask this desk for an entity loan. That is two products on one house. We will not run beside a consumer mortgage. A dual track hides occupancy. It also puts two closings, two title orders, and two borrowers on one address.
We will not share the file with a consumer lender. We will not wait while you see which offer is cheaper. We will not keep an entity read alive so you have a backup if the owner-occupied loan falls through. If a consumer application is open on the property, withdraw it or close it out before you send the address here. If you already locked a consumer loan, this desk is the wrong place for that property.
A pre-approval from a consumer shop does not travel. It is their file on a person. It is not our read of an entity. A bank that already said no on an investment loan is a different fact, on when the bank says no on a rental. A live owner-occupied application is not a bank no. It is a consumer file that is still open. The consumer file wants a person on title. This desk wants the entity on title. Those closings cannot both happen. If you will live there, leave this desk. If you will not, the consumer application does not stay open beside the entity file.
The other rules do not move
An entity close does not waive the rest of the desk. The loan is business-purpose. You will not live in the property. The floor is $100k. Why that floor exists is the under-$100k note. A complete operating agreement does not lift a smaller request onto this desk. A guarantor does not lift it either.
The unit count still routes the file. One to four residential units is one read. Five or more apartments is another. Several houses are not one building because they share an LLC. The route is how the file gets routed. Send the true count. Do not pick a box because you think it avoids the occupancy question. It does not.
Clearing the entity list is the start of a read. It is not an approval, a rate, or a commitment. Terms vary by lender, property, and borrower entity. Not available in every state. Documents are how a person can read the close. They are not the close.
When it is a no
It is a no when you will live in the property, when any unit is owner-occupied, or when the plan is to move in. It is a no when the deed will land in a personal name, when the contract buyer is a person and there is no assignment into the entity, or when title cannot insure the entity. It is a no when a consumer mortgage is still open on the same property. It is a no when the entity is not formed, not in good standing, or nobody can show who is allowed to sign.
It is a no when the request is under the $100k desk floor. It is a no when the only document is a message that names a property and says the LLC is ready. It is a no when the guarantor, or anyone else in the household, will occupy the property and the file is still labeled business-purpose. A missing certificate you named is a pause. A personal-name deed you described as an entity close is not a pause. It is the wrong product until the package matches the close.
It can be read when the borrower is an entity that will take the deed, the formation documents, operating agreement, EIN, good standing, and signer authority match that name, you will not occupy the property, no consumer mortgage is open on it, and the loan is at or above the floor. A file that can be read is still not an approval. A repeat borrower does not get a personal-name exception. A property you intend to live in later does not get one either.
What this desk is — and is not
The property can be in any state we can close. We do not publish an office address. This is a national desk, not a city page. The entity-only rule is the same everywhere we work. Terms vary by lender, property, and borrower entity. Not available in every state. We will not invent a rate, a credit cutoff, a leverage figure, a count of files, or a list of consumer shops that might take a primary residence.
Business-purpose only. Borrowers close in an entity. If you will live in the property, this site is the wrong desk. We are not a bank, and we are not an NMLS-licensed consumer mortgage lender. We do not warehouse the loan. We do not give legal advice on formation, signer authority, trusts, or occupancy, and we do not give tax advice on the entity or on a guaranty. Use your own attorney and your own CPA for those questions. A page about an entity-only close is not an approval of every LLC that sends documents.
How to put the file here
- Confirm you will not occupy the property. If you will live in any unit, stop. That file is a referral to a consumer desk, not a loan on this one. Withdraw a consumer application before you send the address here.
- Name the entity that will take the deed. One spelling, on the formation documents, the operating agreement, the EIN, good standing, the contract, and the deed. If the deed is planned in your personal name, read they will only close in your personal name and do not send that vesting here.
- Show who can sign. Operating agreement or a resolution. Every required signer. Where the file calls for a guarantor, name that person, and keep the borrower as the entity. The guarantor will not live there.
- Match the rest of the desk. Business-purpose. Loan at or above $100k. True unit count, on the route in 1–4 versus 5+. Contract or refinance purpose. If a document is missing, name it. Do not paper over a personal-name deed or a move-in.
- Apply. Same intake as the rest of Funded Funding: the application. Apply here if the borrower is an entity that will take the deed, you will not occupy the property, and the loan is at or above the floor.
Related reading
- Want Real Estate Funding? Here's Why You Need an LLC First
- They Will Only Close in Your Personal Name
- Why This Desk Will Not Fund Under $100k
- 1–4 Units vs 5+: How the File Gets Routed
- Buying Subject-To and Why We Still Need a Clean Entity File
- When the Bank Says No on a Rental
- Foreign National or Out-of-State Buyer: Funding a US Rental
Frequently asked questions
Why does this desk close in an entity instead of a personal name?
Because the borrower is the LLC or another business entity, and the deed is supposed to name that same entity. A personal-name deed is a different product. This desk will not fund the company and record the house to a person, and it will not fund the person and fix the deed later. Closing in the entity is not an approval, a rate, or a commitment.
Is a primary residence a loan this desk can place?
No. A house you will live in is a consumer mortgage. On this desk that file is a referral, not our loan. We will not place it, we will not name a consumer shop, and we will not keep an investment file open beside an owner-occupied application. If you will live in any unit, this site is the wrong desk.
What does an entity file need before it can be read?
Formation documents, an operating agreement, an EIN, good standing, and signer authority that matches the person who will bind the company. Where the file calls for a personal guarantor, the guarantor is named and the borrower is still the entity. The same spelling of the entity should appear on those documents and on the deed. A sentence that says the LLC is ready is not a file.
Does a personal guarantor mean the loan closes in my name, or that I can live there?
No. Where a guarantor is part of the file, the guarantor is not the borrower and does not take the deed. A guaranty does not turn the close into a personal-name loan and it does not turn the property into a primary residence. If the guarantor will live in the property, the file is owner-occupied and it stops. This page will not publish a credit cutoff, and it is not legal or tax advice about a guaranty.
What stalls an entity file?
A deed planned in a personal name, a plan to move in, and a consumer-mortgage application still open on the same property. Missing formation documents, an operating agreement that does not match the signer, or an entity that is not in good standing will stall it too. A loan under the $100k desk floor is a separate stop. Naming the stall is a pause. Hiding it is a no until the package matches the close.
What is the minimum to fund, and who closes?
The desk floor is $100k. Files under that are not this desk. Borrowers close in an LLC or another business entity. The loan is business-purpose. If you will live in the property, this site is the wrong desk.
Ready to get funded?
If the LLC will take the deed and you will not live in the property, send the file. Include the formation documents, the operating agreement, the EIN, good standing, and who can sign. No fake funded counts. No stock testimonials. No owner-occupied loans. No personal-name deeds.
Ready to get funded?
Apply on the same intake we use live, or call or text (520) 552-7065.