The rehab is done. The lease is on the door, or the after-repair value is no longer a sketch. You want the short-term money off the property — permanent debt, a cash-out into the next deal, the BRRRR or flip-to-hold takeout the spreadsheet assumed. Then the bank or conventional refinance shop says not yet. The purchase is too recent. The last refinance is too recent. The rehab is too recent. They want the file to “season.” That is this page — not another glossary, not a rewrite of how a Fix & Flip file works, and not a second 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.
Why banks make a flip wait to refinance
Because conventional / bank refinance underwriting treats a recent purchase, recent refinance, or recent rehab as an unseasoned file. They want a waiting period after the last event before they will write permanent debt or a cash-out. The house can be finished. Their calendar is not.
This is not them being cute. Agency-style guidelines and a lot of credit-union overlays were built to keep a just-bought or just-reworked house from turning into instant cash-out or an instant “new” value. They want time between the last deed, the last note, or the last major work and the next conventional loan. The collateral is there. The seasoning clock is the product.
Some shops count from purchase. Some count from the last refinance. Some care when the rehab finished, or whether the value they would use is the recent work instead of a long hold. Either way, the file is still on their calendar. If they also want two years of returns, that is the tax-package page. If they said DTI, that is how DTI kills a cash-flowing rental. If they said you are past the financed-property count, that is the 10-property cap. If they will only close in your personal name, that is the personal-name page. The broader map of bank nos is on when the bank says no on a rental. This page is the waiting period itself.
Why a finished flip still hits the wall
Because BRRRR and flip-to-hold timelines assume the takeout happens when the asset is ready. Seasoning assumes the takeout happens when their clock says so. Permanent debt and cash-out into the next deal sit behind that wait even when rent already covers the payment.
The kill shots we see on investor files look like this:
- The work is done. The calendar is not. You are not asking them to bless an unfinished rehab. You are asking a conventional box to refinance before their waiting period has run.
- BRRRR dies on their clock. Buy, rehab, rent, refinance, repeat only works if the refinance can happen when the house is rented and ready. Seasoning puts “repeat” behind a hold you did not model.
- Cash-out into the next deal sits idle. The equity is in the finished work. Their product will not let you pull it until the file is seasoned on their terms.
- The bridge or flip note does not care about their wait. Short-term money still has a payoff. Shopping three more banks for a shop that “does recent rehabs” on a conventional product is how files miss that payoff.
- Seasoning re-opens the other boxes. Once you wait long enough for their calendar, DTI, the tax package, personal vesting, and the financed-property count are still in the room. A seasoned file can still fail those. This page is only the wait.
None of that means the house is a bad hold. It means you asked a consumer refinance calendar to fund a business that already finished the work.
Two boxes: their calendar vs the asset
A bank rental / conventional refinance asks whether enough time has passed since the last purchase, refinance, or rehab — and whether you can carry the new note. Private money on a hold — the DSCR-style file — asks whether the property can (monthly rent ÷ monthly PITIA), closed in the LLC. The formula stays on what a DSCR loan is. The side-by-side stays on DSCR vs a bank rental loan. This page will not rewrite those.
- Who is the borrower? Bank rental: typically you, personally. This desk: the LLC (or other business entity). That is why investors form the entity before they ask for the money.
- What gets qualified? Bank: your income, your DTI, and a file that has sat long enough on their clock. DSCR-style: rent vs payment (the ratio). Recent work is a fact on the file, not an automatic wait.
- What happens when they say the file is too new? Bank: wait, or do not refinance. Cash-flow path: the asset can be the story now. Overlays still exist. They are not the same as a seasoning wall.
- What happens to the short-term note? Bank: it keeps running until their calendar clears. A bridge or a Fix & Flip takeout is how some files leave that clock.
- Owner-occupy? If you will live there, stop. Wrong broker. Wrong license world.
We are not going to pretend banks are useless. If the cheaper long-term hold is worth sitting until their waiting period is done — the short-term note can wait, the next deal does not need that cash-out, and the other conventional boxes still clear — a bank refinance can be the right path. That is their path, not ours. If they already said the file is too new and you cannot sit on their calendar, do not shop us as a cheaper bank. Shop us as the other door. A seasoning no does not guarantee a private-money yes. The rent still has to cover the payment. We will not invent a rate, a credit-score cutoff, a leverage number, or a testimonial on this page.
The takeout was the plan
Do not let a conventional overlay talk you into treating the finished work as decoration. You did not buy, rehab, and rent so a loan officer could park the takeout on a wall calendar. How the renovation file itself is built stays on the Fix & Flip note. How a short-term span to a takeout works stays on the bridge note. This page will not rewrite those notes.
What belongs here is the stall: the bank will refinance the hold if you wait, and that answer is useless if the current note, the next purchase, or the cash-out you modeled cannot live on their clock. Listen to the reason they gave. If they said DTI, that is the ratio page. If they said you are past conventional financed-property limits, that is the 10-property cap. If they said they need two years of returns you cannot produce on their calendar, that is the tax-package page. If they said they will only close in your personal name, that is the vesting page. If they said the purchase, the last refinance, or the rehab is too recent, you are on this page. Do not spend a month rewriting a personal file that their seasoning rule will not take yet.
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. The public phone is (520) 552-7065 — an Arizona number. 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 file into an owner-occupied mortgage we are not licensed to do. The product list on the homepage — Fix & Flip, DSCR, bridge, ground-up, GAP — is the menu. A seasoning stall on a finished hold is usually a DSCR-style rental file. A purchase that still needs time, rehab, or a later takeout can be a bridge into that takeout. Do not force the label before the file is read.
Entity close, $100k floor, and a ready file
Yes. The loan is business-purpose and closes in an LLC or another business entity — not as a consumer buying a primary residence. The loan is to the entity and the asset, not a W-2 mortgage. If the entity is not ready, that is a sequencing problem, not a seasoning problem. Fix the entity first; the LLC funding note is the place for that.
The desk floor is $100k. Files under that are not this desk. Say the actual fund amount on the application. This desk reads 1–4 unit investor files differently from 5+ unit and commercial files. A house, duplex, triplex, or fourplex is one kind of file. Five or more units, apartments, parks, and commercial are another. Put the true unit count on the application.
A business-purpose path can mean the property’s rent versus the payment is the underwriting object when the bank calendar will not move. It does not mean “no documents.” It does not mean every file funds. It means we are not waiting on their seasoning clock to decide whether the house can carry its own note.
When to stay on the bank path anyway
A seasoning request is not always a dead end. Sometimes the cheaper long-term hold is worth waiting — the short-term note can sit, you do not need the cash-out for a contract that expires, and the other conventional boxes still clear. If that is actually your file and the deal will still be there, wait. Private money is the other door, not a moral upgrade.
Stay on the bank path when you can live on their waiting period, the income they will count clears without fiction, they will close in the name you actually need, you are inside their financed-property limit, and the close can happen on their calendar. If they already said the file is too new and the current payoff or the next deal will not wait, shopping for a shop that will waive seasoning on a conventional product is optional homework, not a plan for a note that is due.
It means the conventional / bank refinance path will not move until their waiting period is done. It does not mean the property cannot support a business-purpose loan. It also does not guarantee a private-money yes. The rent still has to cover the payment. You can be a good operator with a finished house and still be the wrong borrower for that product. Those two facts can be true at the same time.
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, purchase or refinance amount, rent (lease or a defensible market rent), unit count, and that a seasoning wait — or another conventional box — is what already stalled, if a bank already ran it.
- Do not invent the rent. The cash-flow path still needs a payment the property can cover. A seasoning denial does not license a fictional lease.
- Apply. Same intake as the rest of Funded Funding: the application. Or call or text (520) 552-7065.
Still unsure whether the file is DSCR, a bridge into a takeout, still a Fix & Flip, or still a bank file you should wait on? That is what the intake is for. We will tell you which product the deal is, including “this is still a bank file.” The rest of the investor blog is for the adjacent products — not for rewriting this seasoning wall in five cities.
Frequently asked questions
Why will the bank not refinance a recently purchased or rehabbed flip yet?
Because conventional / bank refinance underwriting treats a recent purchase, recent refinance, or recent rehab as an unseasoned file. They want a waiting period after the last event before they will write permanent debt or a cash-out. The house can be finished. Their calendar is not.
Why does a seasoning wait stall an investor who just finished the work?
Because BRRRR and flip-to-hold timelines assume the takeout happens when the asset is ready. Seasoning assumes the takeout happens when their clock says so. Permanent debt and cash-out into the next deal sit behind that wait even when rent already covers the payment.
Is Funded Funding a bank?
Funded Funding is a national private-money brokerage. We are not a bank. We are not an NMLS-licensed consumer mortgage lender.
What is the minimum to fund?
The desk floor is $100k. Files under that are not this desk.
Do I close in an LLC?
Yes. The loan is business-purpose and closes in an LLC or another business entity — not as a consumer buying a primary residence.
Does a seasoning no mean the deal is dead?
It means the conventional / bank refinance path will not move until their waiting period is done. It does not mean the property cannot support a business-purpose loan. It also does not guarantee a private-money yes. The rent still has to cover the payment.
Ready to get funded?
If a seasoning wait already stalled a refinance on a flip or value-add that is ready — and you have an LLC and a property that has to stand on its own rent — send the file. Same intake as every other investor product on this site.
No fake funded counts. No stock testimonials. No owner-occupied stretch. No teaser rate that is not your file. No second “what is DSCR” essay. The seasoning wall that stalled the bank refinance is the reason this page exists.
Ready to get funded?
Apply on the same intake we use live, or call or text (520) 552-7065.