Someone emails an address and a price and asks if the desk can read the deal today. Sometimes the message is one line. Sometimes it is a listing link and a question about what the desk can do. The desk can read a business-purpose investment file the same day when the package is actually in. An address and a price are not a package. A same-day read is a person reading a complete file. It is not an approval, a rate, or a commitment to fund.
This page is the package. It is not a rewrite of why investors need an LLC. The close still has to be in the entity, on entity-only close. 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. A shop that will only vest in your personal name is a different wall, on they will only close in your personal name. 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.
What a same-day read is
A same-day read means the package is complete enough that a person on this desk can read it on the day it arrives, on a day the desk is working. The reader can see the borrower, the property, the contract, the exit, and the cash the deal needs. That is a read. The reader can say the file is readable, say what is still missing, or say it is the wrong product. None of those sentences is an approval.
The package has to be in the file. It cannot be promised for later. A note that you will send the contract after someone says the deal looks good is not a file that can be read today. The read starts when the documents are here. It does not start when the email arrives. A listing link is not a substitute for the documents on this page.
Same day is about the read of a complete package. This page will not publish office hours, and it will not promise a reply before a deadline in the contract. If a piece is missing, the read does not start. Sending the missing piece later is a new package, not a read that already began.
What a same-day read is not
It is not a yes. It is not a term sheet. It is not a rate. It is not a lock, and it is not a promise that a lender will fund. It is not a promise that the deal will close on the date in the contract. This page will not invent a clock, a credit cutoff, or a leverage figure. Terms vary by lender, property, and borrower entity. Not available in every state.
A same-day read is also not same-day funding. Funding is a later step, after a file has been read and a lender has actually agreed to fund it. This page will not describe that later step as if the read were the agreement. A person can read a complete package. A lender committing capital is a different event. The first can happen when the documents are in. The second is not what this page is offering, and it is not promised here.
A readable file can still be a no after it is read. Clearing this list gets the file in front of a person. It does not make the person say yes. Do not tell a seller, a wholesaler, or a partner that a same-day read is a commitment. It is not.
The package
The package is documents, not a paragraph that says the deal is simple. Bring these. If one is missing, name it. Do not substitute a promise to send it after someone says the deal looks good. This list is what a reader needs before a same-day read is possible. It is not an approval, and it is not a term sheet.
- Entity documents. Formation documents, an operating agreement, an EIN, good standing, and who can sign. The same spelling on the deed. A sentence that the LLC is ready is not a file.
- The purchase contract. Executed paper, or the refinance purpose and the payoff if you already own it. The buyer is the entity, or an assignment puts the entity there. A text message is not a contract.
- The address and the type. The street address, and whether it is a house, a duplex, a triplex, a fourplex, or five or more apartments. The count matches the contract.
- The exit. A flip, which is a sale, or a hold, which is a rental. Pick the one this loan is for. "We will see" is not an exit.
- Rehab budget and scope, if there is work. What will be done, and a budget that adds up. "Light rehab" is not a scope. If there is no work, say so.
- Rent, if you are holding. Leases, or the rent you can defend, and which units are vacant. A sentence that the property cash-flows is not rent.
- Photos. Current photos of the property. If you only have the listing, say so. A rendering is not a photo of the house today.
- The timeline. The dates in the contract, and how long the plan needs the capital. A contract date is not a promise that this desk will hit it.
- Liquidity. Cash for the close, and for the rehab if the budget has one, in an account you can show. Say what it is for. This page will not publish a reserve figure.
- The loan amount, and occupancy. The desk floor is $100k. You will not live in the property. Under the floor, or a plan to occupy, the rest of the list does not put the request here.
That list lets a person start a read. It does not fund the loan. Title still has to insure a deed into the entity. A missing document you named is a pause. A missing document you covered with a sentence stays unread.
Entity documents
The borrower on this desk is the company. The reader cannot start without the documents that show the company exists, that it can borrow, and that the person who sent the file can bind it. Formation documents, an operating agreement, an EIN, a good-standing certificate you can send, and signer authority. One legal name, spelled the same way on each of them and on the contract.
Forming the company after someone says the deal looks good is not a file. A new entity can be read when the documents exist. This page will not invent a minimum age for the company. If you do not have good standing yet, say so. A name search on a website is not the certificate. Where the file calls for a personal guarantor, name that person. The guarantor is not the borrower and does not take the deed. A guaranty is not permission to live in the property. This page will not say that every file has a guarantor, and it will not publish a credit cutoff. Ask your own attorney what the signature means. This page is not legal advice, and it is not tax advice.
A deed planned in a personal name is the wrong close, even when the LLC exists on paper. We will not fund the company and record the house to a person. If that is the vesting you already have, read they will only close in your personal name and do not send that vesting here as a temporary step. The entity package and the entity close are the same spelling of the same company.
The contract, the address, and the type
The contract is the deal. The reader needs executed paper: who is buying, who is selling, the price, and what is being sold. On a refinance, the reader needs the payoff you have and a plain statement of what the money is for. A message that names a neighborhood and a price is not either of those. If you are still negotiating, say you do not have a contract yet. Do not send a draft and call it executed.
The buyer on the contract has to be the entity that will take the deed, or the assignment has to name that entity. A contract in your personal name, with a promise to assign it later, is not yet an entity contract. What this desk can and cannot fund on a wholesale contract is the assignment note. Send the purchase contract and the assignment if there is one. Do not send the assignment fee and call it the purchase.
The address is the collateral. Write the street address that will be on the deed. An address that does not match the contract stops the read. If the contract uses a legal description and you also have a street address, send both and say they are the same property. This page will not guess which parcel you mean.
The type is the route. One house, a duplex, a triplex, or a fourplex is a 1–4 residential investment file. Five or more apartments is a different read. Several houses are not one apartment building because they share an LLC. Put the true count on the application and in the package. The sort is how the file gets routed. If you are not sure a space is a legal unit, say so. Do not pick a count to choose a box. Relabeling the property does not make a thin package complete.
Pick the exit before you send it
The exit is what this loan is for. A flip means you will sell the property. A hold means you will keep it and the income is rent. Those are different files. They use the same application and they do not use the same package. "We might flip it or we might keep it" is not an exit a person can read. Pick the one this request is for. If the plan changes after you apply, say so. Do not leave both stories in the file and ask the desk to choose.
A flip needs the work and the sale, not a rent roll you do not intend to use. Say you are selling. Send the scope and the budget with the contract. The product note for that shape is fix and flip loans through an LLC. Do not rename a flip as a rental so the file looks quieter. The photos and the scope will show the work. A reader who has to discover the exit is a reader who has stopped.
A hold needs the rent, not a rehab story you are using to avoid a lease. Say you are keeping it. Send the leases or the rent you can defend, unit by unit, and say which units are vacant. Investors often call a later loan on a rental a DSCR loan. This page will not explain that loan. The note already exists. What this page needs is the exit you are using now, and the rent that goes with a hold. If a unit is vacant, that read is lease versus market rent. A projection you have not labeled is not a lease. Staying in the house until it sells, or until a tenant starts, is occupancy. If you will live there, this site is the wrong desk on either exit.
Rehab scope, or the rent
If the deal includes work, the scope and the budget are part of the package. The reader needs to know what will be done and what it costs, in numbers that add up. A contractor's bid, a line-item budget, or a scope you wrote and can stand on. "Cosmetic," "full gut," or "we will know once we get in" is not a budget. If a line is a guess, label it as a guess. An unlabeled guess gets treated as a number you are standing on, and the file slows down when it is not.
This page is not the draw schedule. How draws release is how rehab draws work on a flip. As-is value versus after-repair value is ARV versus as-is. Send the scope. Do not send a finished-house rendering and call it the budget. If work has already started, say what is done and what is left, and send photos of that work.
If there is no rehab, say that in the same place you would have put the budget. A blank rehab line on a rental makes the reader ask whether the hold is actually a flip. A blank rehab line on a flip makes the reader ask what the money is for. One sentence that says there is no work, or that names the work, is enough to keep the read moving. Silence is not.
If the exit is a hold, rent replaces the scope as the piece the reader cannot skip. One line per unit: the unit, the rent, and leased or vacant. Send the lease if you have it. If you do not, say the unit is vacant or say the figure is the rent you can defend, and say where it comes from. A total with no lines is not rent. A short-term rental story is still rent you have to show. This page will not restate that read. The comparison already exists, on short-term rental income versus a long-term read. Do not blend a nightly rate and a lease into one unlabeled number.
Photos, the timeline, and liquidity
Photos tell the reader whether the story matches the building. Send current photos: the outside, the main rooms, and the work if work has started. If the only photos you have are from the listing, say so. Do not present an old listing photo as the house today. A rendering or an after-repair sketch is not a photo of the property. If you send one, label it as a picture of the plan.
The timeline is the clock already written down. Send the dates you can point to in the contract, and say how long the exit you picked needs the capital. A flip that needs time to renovate and sell is a different timeline from a rental you will close and hold. Write the one that matches the exit. A date in your email that is not in the contract is not a contract date.
A contract date is not a promise from this desk. We will not promise to close on the date the seller wrote down. We will not promise to beat an earnest-money deadline. If that date is tomorrow and the package is still a thin email, say so. The deadline explains why you are in a hurry. It does not make an incomplete file readable today, and it does not turn a read into a commitment to wire.
Liquidity is the cash the deal needs that the loan is not covering. Show it. The account should be one the entity can use, or one a named guarantor can document, and you should say which. Say what the cash is for: cash to close, and the rehab if the budget has a piece you are paying. A screenshot with the name cropped off is not liquidity. A letter from a friend who is not in the file is not liquidity. This page will not publish a dollar figure you must show, and it will not publish a number of months of reserves. Those numbers are not a rule this page is allowed to invent. What the reader needs is cash you can point to, for a use you named.
An incomplete package slows the read
An incomplete package does not get a partial same-day read that pretends to be a full one. The reader stops at the first hole that changes the file. The hole might be the contract. It might be the entity. It might be the exit, the scope, the rent, the photos, the timeline, or the cash. One question goes back. The file waits. That wait is the delay. It is not a slower version of a read. It is a read that has not started.
The second hole is why thin emails take days. You answer the contract question, and the next question is the scope. You answer the scope, and the next question is who can sign. Each answer is a new email, and none of them was a same-day read of the deal. The package on this page is the way that chain does not start. Send what you have, and name every item you do not have, in the first send. A named gap is a pause the reader can see. A gap you paper over with a confident sentence is a file the reader has to unwind.
Send one package. If a document changes, say what changed. Two purchase prices, two unit counts, or two exits in the same thread are a contradiction, and the read stops until you say which one you are standing on. A call can point you at this list. It cannot attach the contract, the operating agreement, or the photos. If you call or apply, the documents still have to be in the file.
The other rules do not move
A complete package does not waive the rest of the desk. The loan is business-purpose. You will not live in the property. The borrower is an LLC or another business entity, and that entity takes the deed. The floor is $100k. Why that floor exists is the under-$100k note. A full set of entity documents does not lift a smaller request onto this desk. A beautiful photo set does not lift it either.
Occupancy is the use, not the label on the email. A house you will move into is not this file. One unit you will live in is still occupancy, even when the other units are rented. Staying there while you renovate is occupancy. If you will live there, stop. A personal-name deed is still the wrong close on a file that otherwise has every photo and every lease. The package and the close have to match.
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, or when the only buyer on the contract is a person and there is no assignment into the entity. It is a no when the request is under the $100k desk floor. It is a no when the only thing in the file is an address, a price, and a request for a same-day answer.
It is a pause, not a read, when the contract, the entity documents, the exit, the scope or the rent, the photos, the timeline, or the liquidity are missing and you have not said so. Naming the hole lets the reader see it. Hiding it keeps the file unread.
It can be read when the entity documents match the company that will take the deed, the contract or the refinance purpose is in the file, the address and the type match that contract, the exit is a flip or a hold and the scope or the rent matches that exit, the photos are current or labeled, the timeline is the one in the contract, the liquidity is cash you can show, you will not occupy the property, 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 to skip the package. A contract deadline does not get to skip it 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 package 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 reserve number, a count of files, or a promise that a complete package funds.
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, or what a contract clause means, and we do not give tax advice on the entity, the rent, or a guaranty. Use your own attorney and your own CPA for those questions. A page about what to send is not an approval of every package that arrives complete.
How to put the file here
- Confirm the desk rules before you gather paper. Business-purpose. You will not occupy the property. The loan is at or above $100k. If one of those is not true, stop. The package will not change the answer. The floor is why this desk will not fund under $100k.
- Put the entity in the file. Formation documents, operating agreement, EIN, good standing, and who can sign. One spelling, the same spelling as 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.
- Send the contract, the address, and the type. Executed paper, or the refinance purpose. The buyer is the entity, or the assignment names the entity. The unit count matches the property. If the contract is a wholesale assignment, read what we can and cannot fund before you send only the fee.
- Pick the exit and attach the piece that matches it. A flip gets the scope and the budget. A hold gets the rent, unit by unit. Then photos, the dates in the contract, and the liquidity you can show. If a piece is missing, name it in the same send. Do not wait to be asked.
- Apply. Same intake as the rest of Funded Funding: the application. Apply here if the borrower is an entity, you will not occupy the property, the loan is at or above the floor, and the package on this page is in the file or the holes are named. A same-day read of that package is still a read. It is not an approval.
Related reading
- Want Real Estate Funding? Here's Why You Need an LLC First
- Entity-Only Close: LLC, Not a Primary Residence
- Why This Desk Will Not Fund Under $100k
- 1–4 Units vs 5+: How the File Gets Routed
- Fix and Flip Loans: How to Fund Your Next Renovation Project Through Your LLC
- Assignment or Wholesale Contract: What We Can and Cannot Fund
- DSCR on a Vacant Rental: Lease vs Market Rent
Frequently asked questions
What do I send so this desk can read the deal the same day?
The entity documents, the purchase contract, the property address and type, and the exit, flip or hold. If there is rehab, send the budget and the scope. If it is a rental, send the rent you can defend. Also send current photos, the timeline in the contract, and the liquidity for the close. An email that only names a property is not that package. A same-day read is a read. It is not an approval.
Is a same-day read an approval or a commitment?
No. A same-day read means a person can read a complete business-purpose package on the day it is in. It is not an approval, a rate, a term sheet, or a commitment to fund or to close. Terms vary by lender, property, and borrower entity. Not available in every state.
What if the rehab budget, the rent, or the photos are not ready?
Name the missing piece. Do not replace it with a sentence. A flip with no scope, or a rental with no rent you can defend, is incomplete, and the read waits on that piece. Listing photos you call current, or a budget you will write after someone says the deal looks good, do not start the read.
Does an email with the address and the price count as the package?
No. The address and the price are two facts. The desk still needs the entity documents, the contract, the property type, the exit, and the rest of the package on this page. A thin email is how the read slows down. Send the documents, or name every item you do not have yet.
What slows the read?
A missing contract, entity documents that are not in the file, no exit, a rehab with no scope, or a rental with no rent. Photos that do not show the property, a timeline you cannot point to in the contract, and liquidity you cannot show will slow it too. A loan under the $100k desk floor, a deed in a personal name, or a plan to live in the property is not a delay. It is the wrong file.
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 package. Include the entity documents, the contract, the address and type, the exit, and the scope or the rent that matches it. Add photos, the timeline in the contract, and the liquidity you can show. No fake funded counts. No stock testimonials. No owner-occupied loans. A same-day read is a read, not an approval.
Ready to get funded?
Apply on the same intake we use live, or call or text (520) 552-7065.