Take a look at our most commonly asked questions. We’re here to help.
- General Let's start off with the basics
- Rates and Terms All the facts and figures to get you going
- Financing Your Project Lots of info you'll want to know
What loan programs does i Fund Cities offer?
Click on specific loan type for helpful info.
What property types does iFC offer loans for?
- Single Family Residential
- Townhomes
- Condos
- Multifamily (5 or more units)
- SFR Portfolio Rentals (up to 200 Units)
Can you finance properties that will be used for short-term rentals?
Yes. However, keep in mind that our underwriting needs to show that the property would still work as a long-term rental, as many short-term rental properties transition to this due to changing laws, etc.
Are there any exceptions to property types for financing?
We do not fund properties that are designated as “rural.”
Can you finance commercial retail?
Not currently, but that could change, so get in touch if you have a deal and we'll talk!
Can I do a 30-year mortgage purchase?
Yes, if it’s rented and the borrower’s credit score is above a 660.
What states does iFC lend in?
We lend in all 50 states except for California, New York, and Nevada.
Can I borrow from iFC if I am from another country?
iFC can provide loans to both U.S. Citizens and Foreign Nationals.
Can I (or a friend or family member) live in my property funded with an iFC loan?
As the borrower, you are not able to live in the property. However, a family member can occupy your iFC funded property.
How quickly can you close a loan?
We can close a loan in as little as 7 days, however it may take longer - as it is reliant on how much time it takes for our borrowers to get their paperwork in order and delivered to us.
What are your rates?
Our rates vary by loan type. (See the appropriate loan page on our website for current rates.) Quick tip: do not believe the low-rate marketing gimmicks you see out there in the lending world. The following criteria always determine rates:
- Loan type
- Real estate asset
- Investor experience
- Investor credit score
- Investor liquidity
- Deal Profitability
How do I get my rates down?
- Execute, execute, execute. The more successful projects you do, the lower your rate will be.
- Have a good credit history and score or bring in someone to back you who does.
- Educate us, the lender, on future projects, goals, and growth plans.
- Build a trusting partnership with your lender with your loyalty.
How many points do you charge?
Points range from 1%-4% based on the following:
- Real estate asset
- Investor experience
- Investor credit score
- Investor liquidity
What are your other fees?
- For your first deal, we charge a one-time application fee of $200
- Legal document: $1850
- Appraisal: market rate, paid directly by the borrower
- Draw inspections: $250
What is your leverage?
Leverage depends on the loan type, and is based on the real estate asset, as well as investor experience, credit score, and liquidity.
Does iFC have minimum and maximum loan amounts?
Yes, depending on the loan type, our minimum loan amount is $75K and our maximum loan amount is $10M.
Do you do loans for both a property purchase and the repairs?
Yes. For certain types of loans, we can lend up to 80% of the purchase price of the asset and 100% of the construction financing. (Give us a call for the specifics on your desired loan type.)
Is there a prepayment penalty?
Yes … and no. Some of our loan types do have prepayment penalties, but others do not. Give us a call and we are happy to discuss this with you!
What length of loan terms does i Fund Cities offer?
iFC’s loan terms vary depending on the type of investment loan needed. Generally, we offer 6 to 24 month short-term loans, and 30 year fixed, and 5/1, 7/1 and 10/1 fixed/interest only/adjustable long-term loans.
What is your seasoning for a cash-out refi?
If the borrower owns the property for over 6 months, we can use the current appraised value. If the property is owned for less than 6 months, we use the purchase price of the property.
Do I need a business entity to get an iFC loan?
Yes, you will need to have an LLC, a Limited Partnership, a General Partnership, a Corporation, or a Trust.
Does iFC have a minimum credit score for funding?
Yes. We require a minimum FICO score of 660.
What documents do you need from me for underwriting loans?
Our underwriting process is less extensive than a traditional bank. We also make it as transparent and straightforward as possible. The exact documents we need will depend on the loan type you apply for. We generally ask for the following:
- Contact info for Buyer (and Guarantors), and your title and insurance companies
- Loan application + driver’s license
- Agreement of Sale or Deed
- Buyer’s real estate experience/history
- Project/entity information
- Construction budget
- 2 months’ bank statements
- ACH wire transfer info and W-9
- Property leases (when applicable)
Do you do an appraisal?
Yes. We do an appraisal using LOCAL appraisers. (Using appraisers from large, national appraisal management companies can impact appraisal quality and slow down the loan process.)
*We also have the ability for seasoned investors (7+ deals completed) to use software on your cell phone that allows your superintendent to take pictures, rather than doing a full inspection.
**We also offer desktop appraisals for fix & flip loans. We need interior photos and a budget for this style appraisal.
STILL WONDERING IF i FUND CITIES IS RIGHT FOR YOU?
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