Why This Desk Will Not Fund Under $100k

The loan you want is under $100k. The property may be real, the entity may be real, and the contract may be signed. This desk still will not fund it. The floor is a rule of the desk, not a mood and not a number that moves because the deal looks easy. This page is the reason: the work a file takes does not shrink with the balance, the lenders this desk places files with are not built for a smaller note, and a small balance usually needs a different kind of money.

It is not a rewrite of why investors need an LLC. A shop that will only close in your personal name is a different wall, on they will only close in your personal name. An assignment fee is not a way to build a loan, on assignment or wholesale contracts. Adding a second property is a portfolio or blanket loan, and that structure has the same floor. 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.

The floor is the loan

The floor is the loan this desk is asked to place. It is not a slogan on the homepage and it is not a purchase-price minimum this page will invent. If the request is under $100k, the file is under the floor. Cash you bring to the closing is your cash. It is not added to the note to clear the line. A down payment makes the loan smaller than the price. It does not make a small loan into a file this desk takes.

Say the number you actually need. A purchase, a rehab, and the closing costs you want inside one note are one loan, and that loan is the request. A second lien behind a first is its own request. If that second piece is under the floor, it is under the floor, even when the first lien is large. How a real hole behind a maxed first lien gets read, once the piece itself clears the floor, is GAP behind a first lien. A short bridge under the floor is still under the floor. The bridge product is bridge loans for LLC investors. Naming the product does not move the line.

The floor does not change by state. We do not keep a list of cities where a smaller loan is welcome, and we do not run a local exception. A property in a market you know well is still a loan amount. If the loan is under $100k, do not send it here with a note that the deal is simple.

The work does not shrink with the balance

A file is a stack of the same jobs whether the note is at the floor or under it. Someone has to read the contract. Someone has to match the entity to the deed. Title has to be able to insure a transfer. Insurance has to be bindable to the owner. A settlement statement has to show where the money goes. A deed and a lien have to be recorded. None of those jobs gets shorter because the balance is smaller. The close is still a close.

That is the plain reason the floor exists. The desk's time, the title work, and the lender's read are mostly fixed. A smaller loan does not make a thinner file. It makes the same file attached to a note the desk is not placing. This page will not price that work, and it will not quote a cost to close. Those numbers belong on a real statement, or they are not numbers. The point is the shape. The shape does not scale down with the request.

A borrower the desk has already read still sends the same pile. History is not a credit against the floor. We will not skip title because the last file was clean, and we will not skip the operating agreement because we have seen one from you before. Each property is its own collateral. Each close is its own recording.

What that work actually is

The package is documents, not a paragraph that says the deal is small and easy. If the loan clears the floor, bring these. If it does not, the list is the reason a small request is still a full file, and why this desk is the wrong place for it.

• The contract or the refinance purpose. Who is buying or refinancing, the price or the payoff, and what the money is for. A message that names a property is not a contract.
• Entity documents. Operating agreement, EIN, good standing, and who can sign. The same spelling on each, and on the deed. That package is the LLC note.
• Title. How title will insure a deed into the entity, and the liens already on the property. A guessed owner is not title.
• Insurance. A policy that can be bound to the entity that will own the property. We will not invent a coverage requirement on this page.
• The exit. A sale, a refinance, or a hold. A flip needs a scope. A rental needs a rent figure you can defend. The exit is not a sentence added so the request looks larger.
• Use of proceeds. Purchase, rehab, payoff, or a real hole behind another lien. A number written only to cross $100k is not a use.

That list is what a reader needs before the request is even a file. It is the same list under the floor. Under the floor we will not start the read. Doing that work for a note the desk does not place is how small balances eat a channel built for a different loan.

Lender appetite

This desk places business-purpose loans with lenders who take entity files at or above the floor. A note under $100k is not a file they have asked us to bring. That is appetite. It is this desk's rule about the channel we actually use. It is not a survey of every private lender in the country, and it is not a claim about what a local shop in your market will do.

Appetite is why a clean small file is still a no. The property can be real, the entity can be in good standing, and the contract can be executed. The lender on the other side of this desk is still not taking that smaller note through us. We will not call it a one-time exception.

This page will not name those lenders, and it will not publish a credit cutoff, a leverage figure, or a rate to make the floor sound like a formula. The floor is the floor. Terms on a loan that clears it vary by lender, property, and borrower entity. Not available in every state. A page about why we stop at $100k is not a term sheet.

What a small balance usually needs instead

A loan under the floor is usually a different need wearing a real-estate address. It may be the last piece of a down payment, a repair someone hopes to roll into a note, a wholesale fee with no end buyer closing, or a house the buyer will live in. Those needs are real. They are not this desk's loan. Treating them as a small fix-and-flip or a small rental file is how the request gets sent to the wrong place.

In general, that balance belongs with a tool built for a small amount of money. Cash, or a partner's capital in the same entity. Seller financing, which is a note between you and the seller and a question for your own attorney. A community bank or credit union that makes small loans. A consumer mortgage shop, if you will live in the property. Some local private lenders do look at balances this desk will not. This page will not name them, and it will not say they will approve you.

None of that is a referral. This desk will not shop the small balance, will not split a fee with a consumer shop, and will not stay on the file while someone else closes it. If the real purchase or rehab is simply under $100k, the deal is too small for this channel. That is a fact about the request. Say what the money is for, and if that number is under the floor, stop. If you will live in the property, occupancy is a separate stop, including on a loan that would have cleared the floor.

Padding the request to clear the line

Writing a larger number on the application does not clear the floor. The loan has to be money that will actually fund a real use, secured by the property, closed in the entity. A request set at $100k so the form will pass, with no contract and no use behind it, is not a loan at the floor. It is a small deal with a different number typed on top.

A rehab budget can be part of one note when the work is real. The scope and the exit have to be in the file. How money comes out after work is in place is how rehab draws actually work. A line item with no scope, added so the request crosses $100k, is not a budget. We will not fund a number that exists to clear a rule.

An assignment fee is not a pad. The fee can show on a settlement statement when an end buyer is actually closing, and that purchase is the loan. The fee alone is not a loan, and it is not a way to push a small wholesale deal over the floor. That boundary is what we can and cannot fund on an assignment. A subject-to contract does not lower the floor either. The deed and the entity file still have to be clean, and any new loan still has to clear $100k. See buying subject-to.

Splitting one deal into two loans does not help. Two requests that are each under $100k are two files this desk will not take. One loan, one use, one number. If that number is under the floor, the answer is no.

A second property does not erase the floor

Investors sometimes add a second house so the combined request crosses $100k. A portfolio or blanket loan can be a real structure when one property cannot carry a file on its own and the same entity will own every property on the note. It is not a basket for loans that were each too small. The loan on that blanket still has to be at or above the floor. Adding addresses does not create a waiver.

What cross-collateral and a release change, and when that tool is the wrong one, is portfolio or blanket when one property cannot carry. Read that note before you staple two small purchases together and call it one file. If the combined loan is still under $100k, stop. If you added the second property only so the form would clear, say so. We would rather hear that than discover it in title.

Houses in different entities, or one house in a personal name, will not blanket on this desk. Moving title to make the number work is a new deed, not a line on the application. A blanket that exists to dodge the floor is a no.

The other rules still apply above the floor

Clearing $100k is the start of a conversation. It is not the only test. The borrower is an LLC or another business entity. The loan is business-purpose. You will not live in the property. Title has to be able to insure the deed into that entity. The person who signs has to be allowed to bind the company. A personal-name close, offered so a smaller investor loan can "just get done," is the wrong product. This desk does not close that way. Read they will only close in your personal name if that is the stall you already hit, and do not bring that vesting here as a temporary step under or over the floor.

A bank that already said no is not, by itself, a reason we say yes. A bank no on a loan under $100k does not pull that loan onto this desk. A bank no on a loan at or above the floor is a file we can read, and a read is not an approval. When the bank says no on a rental is that distinction for a rental. This page will not walk it again.

We are not a consumer mortgage lender. We do not warehouse the loan. We do not take an owner-occupied request and run it here because a bank passed, and we do not do it because the balance is small. If you will live there, stop. If the loan is under $100k, stop. Neither reason cancels the other.

What to send when the loan clears the floor

If the loan is at or above $100k, send a package a person can read in one sitting. Leave out the argument about why the floor should move. Put in the facts.

• The loan amount and the use. The number you want placed: purchase, rehab on the same note, refinance, bridge, or a second lien. One number. The real one.
• The entity. Operating agreement, EIN, good standing, and the signer. Same spelling on the deed you expect to record.
• The contract or the current debt. Executed paper on a purchase. A statement on a refinance. The assignment too, if there is one. If you do not have it, say what is missing.
• Occupancy and the exit. You will not live there. Sale, refinance, or hold. A rehab scope if the loan includes work. A rent figure you can defend if you are holding. No projection written to justify the size of the request.
• Unit count. This desk reads 1–4 unit investor files differently from 5+ unit and commercial files. A small balance is not how a commercial file becomes a house file.

That package lets the desk read the loan. It does not approve it. Terms vary by lender, property, and borrower entity. Not available in every state. We will not quote a rate in this note, and we will not quote one because the loan cleared $100k.

When it is a no

It is a no when the loan is under $100k. It is a no when the request was written up to $100k and the real use is smaller. It is a no when the only money you want is a fee, a down-payment assist, or a repair with no note that clears the floor. It is a no when you will live in the property, when title will land in a personal name, or when the entity documents do not exist. It is a no when two properties were added together only to cross the line, and the blanket loan is still not a real loan at or above the floor.

It can be read when the loan is at or above $100k, the borrower is an entity that will take title, you will not occupy the property, the use of proceeds matches the paper, and the exit is one you can explain without changing the number. A file that can be read is still not an approval. A repeat borrower does not get a quieter version of this rule. A property you are excited about 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 floor 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 closing-cost table, or a count of loans we have turned away.

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 place loans under $100k, and we do not find you the shop that might. We do not give legal advice on seller financing or on how to title a small purchase. A page about the floor is not an approval of every loan that sits above it.

How to put the file here

1. Check the loan, not the story. If the request is under $100k, stop. Cash, a partner, a seller carry with your own attorney, or a local bank is the general path. We will not shop it.
2. Confirm you will not occupy the property. If you will live in it, stop, even when the loan clears the floor.
3. Entity ready to take the deed. Operating agreement, EIN, good standing, and a signer with authority. 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.
4. One real use of proceeds. Purchase, rehab with a scope, refinance, bridge, or a second lien that itself clears the floor. No fee-only request. No rehab number with no scope. No second address added only to cross the line. If it is a flip, read fix and flip loans before you call a pad a budget.
5. Apply. Same intake as the rest of Funded Funding: the application. Apply here if the loan is at or above the floor and the borrower is an entity that will not occupy the property.

Related reading

• Want Real Estate Funding? Here's Why You Need an LLC First
• They Will Only Close in Your Personal Name
• Assignment or Wholesale Contract: What We Can and Cannot Fund
• Portfolio or Blanket Loan When One Property Cannot Carry the File
• Buying Subject-To and Why We Still Need a Clean Entity File
• Fix and Flip Loans: How to Fund Your Next Renovation Project Through Your LLC
• When the Bank Says No on a Rental
• 1–4 Units vs 5+: How the File Gets Routed

Frequently asked questions

Why will this desk not fund a loan under $100k?

Because the floor is a desk rule. The entity documents, the title work, and the closing do not shrink when the loan does, and the lenders this desk places files with are not taking a note under that floor from us. A smaller balance is a different market. This page will not publish a rate, a credit cutoff, or a leverage figure to explain the line.

Does a simple property or a repeat borrower move the floor?

No. A clean house, a short rehab, a borrower the desk has already read, or a file that looks easy does not change the loan amount. The floor is the loan this desk is asked to place. It is the same in every state we can close.

Can I add a fee, a rehab number, or a second property to clear $100k?

Only if the money is a real loan on a real use of proceeds. A fee that is not the purchase, a rehab budget with no scope, or a second address added so the request crosses the line is not a cleaner file. A blanket loan still has to clear the same floor. An assignment fee is not its own loan.

Where should a smaller deal go?

In general, cash, a partner's capital, seller financing arranged with your own attorney, a community bank or credit union that makes small loans, or a consumer mortgage shop if you will live in the property. This page is not a referral, and it is not a promise that any of those paths will say yes. This desk will not shop the small balance for you.

If the loan is at or above $100k, is it approved?

No. Clearing the floor means the desk can read the file. It is not an approval, a rate, or a commitment. The borrower still has to be an LLC or another business entity, the loan still has to be business-purpose, and you still will not live in the property. Terms vary by lender, property, and borrower entity. Not available in every state.

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 loan is at or above $100k and the LLC will take the deed, send the file. Include the operating agreement, the EIN, good standing, and who signs. No fake funded counts. No stock testimonials. No owner-occupied loans. No loans under the floor.

Alexander Merlos
Private money broker specializing in real estate investor funding — Fix & Flip, DSCR, and construction loans nationwide.