You already have the rental, or you have it under contract. The bank or credit union said no. Debt-to-income. Write-offs that make the tax return look thin. The conventional 10-property cap. They want it in your personal name. They want two years of returns you do not have or will not show. That is this page — not a glossary.
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.
What a bank no usually is
A bank rental / conventional investment-property loan underwrites you. W-2s or tax returns, personal debt-to-income, reserves, and how many financed properties you already have. The house is collateral. The borrower they care about is still a person. That is the bank path already described on DSCR vs a bank rental loan.
It usually breaks when:
- Your tax returns show low net income because you invest for a living and you take the write-offs.
- You are self-employed or full-time investing and there is no W-2 story.
- You have already used up conventional financed-property limits — the bank’s 10-property cap.
- They will only close in a personal name, and the rest of your portfolio sits in an entity.
- They want two years of tax returns you cannot or will not produce on their calendar.
- The close has to happen on an investor clock, not a consumer underwriting calendar.
If that list is your file, “just use the bank” is a wish, not a strategy. A bank no is not a character judgment. It is their box.
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 We do not publish an office address.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.
We will not invent a rate, a credit-score cutoff, a leverage number, a close-time promise, a funded-count, or a testimonial on this page. The homepage lists product points. Your quote still depends on the property, the entity, and the lender.
Bank path vs private-money cash-flow path
Two different questions. The bank asks whether you can carry the note on personal income. Private money on a rental — the DSCR-style file — asks whether the property can. Debt Service Coverage Ratio = monthly rent ÷ monthly PITIA. If the asset covers the note at the ratio the program wants, the file can work without treating you like a consumer mortgage applicant. The formula and use cases are on what a DSCR loan is. The side-by-side is on DSCR vs a bank rental loan.
- Who is the borrower? Bank rental: typically you, personally. Private money on this desk: the LLC (or other business entity).
- What gets qualified? Bank: your income and DTI. DSCR-style: rent vs payment (the ratio).
- Tax returns / W-2s? Bank: usually yes. Private money: the point of the product is that the property’s income is the story.
- Owner-occupy? If you will live there, stop. Wrong broker.
- Portfolio limits. Banks count financed properties. DSCR-style programs are built for investors who are already past that wall.
We are not going to pretend banks are useless. If you have clean personal income, room in your DTI, a relationship, and a simple 1–4 unit rental the bank’s investment-property box allows, a bank (or credit union) loan can be the cheaper long-term hold. That is their path, not ours. If the bank already said no, do not shop us as a cheaper bank. Shop us as the other door.
Often that is why the file is here — the bank wanted W-2s, DTI, two years of tax returns, a personal-name close, or you are past conventional financed-property limits. A bank no does not guarantee a private-money yes. The rent still has to cover the payment.
Entity close, $100k floor, 1–4 vs 5+
Yes. The loan is business-purpose and closes in an LLC or another business entity — not as a consumer buying a primary residence. That is how these programs are structured: the loan is to the entity and the asset, not a W-2 mortgage.
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, and commercial are another. The intake asks which footprint you have because they are not the same path. Put the true unit count on the application.
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 what the bank already refused — if they did.
- 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? That is what the intake is for. We will tell you which product the deal is, including “this is still a bank file.”
Frequently asked questions
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.
Can I use this if the bank already said no?
Often that is why the file is here — the bank wanted W-2s, DTI, two years of tax returns, a personal-name close, or you are past conventional financed-property limits. A bank no does not guarantee a private-money yes. The rent still has to cover the payment.
Ready to get funded?
If the bank or credit union already said no — or you already know they will — and you have an LLC and a rental 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.
Ready to get funded?
Apply on the same intake we use live, or call or text (520) 552-7065.