i Fund Cities | Real Estate Funding By Investors for Investors

BROKER INQUIRY 215.770.1505
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FIX AND FLIP LOANS

Faster than a bank. Cheaper than hard money. Great leverage.

Kick A$$ Real Estate Loans for Investors by Investors

NO PRELIMINARY CREDIT CHECK BABY

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UP YOUR GAME! FASTER CLOSINGS = MORE DEALS.

GREATER LEVERAGE = LESS $ OUT OF POCKET.

Our Fix and Flip Loans are for investors like you, who need reliable and flexible funding, and who need it now. We understand that in today’s competitive markets, you need to know that you have capital behind you that is ready to go when you are. Our “alternative” non-bank Fix and Flip loans give investors access to less expensive capital than hard money, with fast closings, flexible terms, and reliable funds.

Your Fix and Flip Loan

Financing for purchase and repairs with fast approval, speed-to-close, higher leverage than a bank and hard money lenders, reliable funds, customized terms, moderate underwriting requirements.

  • Quicker loans = quicker deals = fewer deals lost
  • Greater leverage = less money out of pocket = more deals annually
  • Reliable funds = confidence at closing
  • No hidden fees = no surprises
Your Fix and Flip Lending Team

WE ARE INVESTORS, JUST LIKE YOU. We have been buying and building real estate in the greater Philadelphia market since 2008. We built this lending platform for investors after our own personal lending experience.

  • Full-service capabilities from initial offer to sale of property
  • Creative structuring
  • Control costs and avoid bad investment property deals
Your Client Experience

WE ARE INVESTORS, JUST LIKE YOU. We have been buying and building real estate in the greater Philadelphia market since 2008. We built this lending platform for investors after our own personal lending experience.

  • Full-service capabilities from initial offer to sale of property
  • Creative structuring
  • Control costs and avoid bad investment property deals

The Bottom Line: You can sleep at night!

Our Fix and Flip Loans fund up to 90% Loan to Cost* of purchase and rehab, with 6-to-24-month terms, 10-20% down, and interest rates as low as 8.99%.

*We fund up to 90% LTC or 75% LTARV (whichever is less) for experienced investors.

SUPPORTING YOUR FIX AND FLIP PROJECT WITH FAST, FLEXIBLE FUNDING!

FOR REAL ESTATE INVESTORS LOOKING TO PURCHASE AND RENOVATE THEIR PROPERTIES

WE SHOW UP AND WE DELIVER!

GET A QUOTE FOR YOUR FIX AND FLIP PROPERTY NOW!

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LOW RATES. FLEXIBLE TERMS. FAST. TRANSPARENT. RELIABLE.

JUST LIKE YOU … WE’RE HUSTLE AND GRIT, NOT SUIT AND TIE.

- i FUND CITIES

FIX AND FLIP FINANCING: FAQS

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?
We are currently not financing commercial-mixed-use properties).
Are there any exceptions to property types for financing?
We do not fund properties that are designated as “rural.”
Can you finance commercial retail?
Yes – if 50% of the building is residential.
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.
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/adjustable, 30-year fixed.
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, depending on the loan type.
Do you pull credit & background checks
Yes
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.

Choosing the right capital partner for your real estate investment loans can be a game-changer (so choose wisely)! As investors ourselves, we know the game. We can help you learn it, fund it, and nail it.

- i FUND CITIES

Apply Now

Fill out the quick quote form for our loan officer to review and we will get in touch ASAP!

IF GAME-CHANGING SUCCESS IS YOUR GOAL, THEN GIVE US A SHOUT!

FIX AND FLIP FINANCING: FAQS

In competitive markets, where speed is everything, we can get you funds to close in as little as 7 days.

Get Started
STEP 1:  GET A QUOTE FOR YOUR FIX AND FLIP PROJECT

Fill out our deal form and get a quote in under two minutes. Once complete, someone on our team will follow up with a customized lending solution and terms.

STEP 2:  ACCEPT THE TERMS

We then issue preliminary pricing for your review. If the price is right, and you wish to move forward with iFC, a formal term sheet will be digitally issued for your signature. Sign and we will kick things into high gear!

STEP 3:  LET’S WORK TOGETHER

Paperwork sucks, but we are here to help you along the way. After we collect the agreement of sale, construction budget, title, and insurance contact information from you, we order your appraisal from a LOCAL company, (not a national appraisal management company, which can impact appraisal quality and delay your loan).

STEP 4:  PROVIDE SUPPORTING DOCUMENTATION AND CLOSE

Provide us with supporting documents in a timely fashion (your real estate experience, driver’s license, entity information, and source of cash), and we will get you to closing in as little as 7 days.

We Are Real Estate Savvy, Entrepreneurial, Investors (Who Give a Damn About Your Success!)

We work relentlessly to make sure our customers’ lending experience is nothing shy of outstanding. Brought together by Philadelphia, a couple of beers, and a passion to do the impossible, the i Fund Cities team was formed.

Supportive of one another, the iFC team members are the type of people you want to be around—they inspire, motivate, and enjoy the company of their clients and partners.

Building strong relationships and impactful lending practices are the core values that drive the iFC team.

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JOIN OVER 1000+ INVESTORS THAT CHOOSE i FUND CITIES AS THEIR RELIABLE LENDING PARTNER

215.770.1505

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