The LLC is formed. Title is supposed to land in the entity — liability, partners, a portfolio that does not sit in your personal name. Then the bank or conventional shop says they will only close in your name, individually. Not the LLC. Not the company you already use. You, personally, on the note and on title. That is this page — not another glossary, not a rewrite of why investors form an LLC before they ask for the money, 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 insist on a personal-name close
Because conventional / bank rental underwriting is still a consumer file on a person. The borrower they know how to score is you: your credit, your DTI, your returns, your financed-property count. Individual vesting is how that box stays attached to one human. An LLC is a different borrower.
This is not them being cute. Agency-style guidelines and a lot of credit-union overlays were built for people who buy houses, not for entities that hold them. Personal name is how they keep the liability, the credit pull, and the income story on one Social Security number. The house is collateral. The person is the borrower. A company sitting between those two facts is a product they often will not write.
Some shops will take the LLC on title and still want you on the note. Some want both in your personal name. Either way, the file is still you. 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. The broader map of bank nos is on when the bank says no on a rental. This page is the vesting itself.
Why an entity-ready investor still hits the wall
Because forming the LLC does not rewrite their product. Title and the loan are supposed to land in the entity — liability, partners, a portfolio that does not sit in your personal name. They will fund you, not the company. Partners, a liability plan, and portfolio hygiene cannot live in that.
The kill shots we see on investor files look like this:
- The deal is fine. The vesting is not. You are not asking them to bless a bad rental. You are asking a conventional box to close in the name the business actually uses.
- They will fund you, not the company. The cheaper hold is available if you undo the structure. That is a consumer yes dressed as an investor product.
- Partners and hygiene die on individual title. A co-member cannot live in a note that only names you. A portfolio that is supposed to stay off your personal balance sheet cannot live there either.
- Personal name re-opens the other boxes. Once the borrower is you, DTI, the tax package, and the financed-property count are back in the room. Entity close is how those walls stay on the other path.
- The seller, the lock, or the payoff will not wait. Shopping three more banks for a shop that “does LLCs” on a conventional product is how files miss contracts.
None of that means the house is a bad rental. It means you asked a consumer vesting rule to fund a business that already has a name.
Two boxes: personal vesting vs entity title
A bank rental / conventional investment-property loan asks whether you can carry the note, in your name. Private money on a rental — 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 stays attached to your name. DSCR-style: rent vs payment (the ratio).
- What happens when they refuse the entity? Bank: close personally or do not close. Cash-flow path: the entity is the borrower. Overlays still exist. They are not the same as an individual-vesting wall.
- What happens to partners and liability? Bank: the cheaper hold often costs you personal title. Cash-flow path: title and the loan can stay where the business lives.
- Owner-occupy? If you will live there, stop. Wrong broker. Wrong license world.
We are not going to pretend banks are useless. If personal name is actually fine for this one door — you will hold it yourself, you have room in the other boxes, and the cheaper long-term hold is worth that vesting — a bank loan can be the right path. That is their path, not ours. If they will only close personally and you already need the entity on title, do not shop us as a cheaper bank. Shop us as the other door. A personal-name 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.
You formed the LLC for a reason
Do not let a conventional overlay talk you into treating the entity as decoration. You did not file articles so a loan officer could put the house back in your personal name at the table. The sequencing, the liability story, and why this desk will not fund a consumer in their own name are on the LLC funding note. This page will not rewrite that note.
What belongs here is the stall: the bank will fund the rental if you vest individually, and that answer is useless if the rest of the portfolio, the partners, or the liability plan cannot live in your personal name. 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, you are on this page. Do not spend a month rewriting a personal file that their vesting rule will not take in the entity.
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 personal-name stall on a hold is usually a DSCR-style rental file. A purchase that still needs time, rehab, or a 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 vesting-preference 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 will not vest in the entity. It does not mean “no documents.” It does not mean every file funds. It means we are not waiting on individual title to decide whether the house can carry its own note.
When to stay on the bank path anyway
A personal-name request is not always a dead end. Sometimes the cheaper long-term hold is worth vesting that one door in your name — no partners on the file, no portfolio-hygiene reason to keep it in the LLC, and the other conventional boxes still clear. If that is actually your file and the deal will still be there, stay. Private money is the other door, not a moral upgrade.
Stay on the bank path when you have the income they will count, the ratio 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 will only close personally and you already need the entity on title, shopping for a shop that will take the LLC on a conventional product is optional homework, not a plan for a contract that expires.
It means the conventional / bank path will not vest the way your entity needs. 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 good 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 personal-name close — 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 personal-name 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, or still a bank file you should vest personally? 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 vesting wall in five cities.
Frequently asked questions
Why will the bank only close in a personal name?
Because conventional / bank rental underwriting is still a consumer file on a person. The borrower they know how to score is you: your credit, your DTI, your returns, your financed-property count. Individual vesting is how that box stays attached to one human. An LLC is a different borrower.
Why does a personal-name rule stall an investor who already has an LLC?
Because forming the LLC does not rewrite their product. Title and the loan are supposed to land in the entity — liability, partners, a portfolio that does not sit in your personal name. They will fund you, not the company. Partners, a liability plan, and portfolio hygiene cannot live in that.
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 personal-name-only close mean the deal is dead?
It means the conventional / bank path will not vest the way your entity needs. 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 they will only close in your personal name — and you already need the LLC on title — and you have 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 personal-name close that stalled the bank file 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.