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Fix to Rent Loans

Our full-service Fix to Rent Loan takes you all the way—from rehab to rental.
Kick A$$ Real Estate Loans for Investors by Investors

No Preliminary Credit Check Baby!

Fix to Rent Loans: Rehab + Rental

Single-family | Multifamily
Up to 90% LTC on Rehab. Up to 80% LTV on Rental. 30-Year fixed or 7/1 and 5/1 fixed/ARMS.

One Lender. Two Loans.

Our Fix to Rent Loans are for buy and hold investors who want to get their rental project completed and working for them as quickly as possible.

This loan offers a fast, no-hassle, non-bank loan option to take an investment property all the way from rehab to rental, saving investors time and money.

Our Fix to Rent Loans couple the advantages of our Fix and Flip Loans for your rehab (fast closings, high leverage, low-rates) with a quick and easy option to roll your loan into a long-term,30-year fixed rate, or 7/1 and 5/1 fixed/adjustable rate loan.

One-lender convenience for buy and hold properties—from rehab loan to long-term mortage. 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
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
As an iFC client, you can count on having a transparent, supportive relationship with our team as your financing and project partner.
  • We pick up the phone when you call
  • No upfront credit check for initial conversation and quote
  • You have increased confidence at every stage
  • You have experienced investors to lean on

The Bottom Line: You can sleep at night!

Our Fix to Rent Loans fund up to 90% Loan-to-Cost (LTC) on your investment property rehab, and up to 80% Loan-to Value (LTV) on your long-term loan (30-year fixed, or 7/1 and 5/1 fixed/ARMs).

Turning Your Rehabs into Rentals All with One Lender

For real estate investors looking to renovate and rent their properties

We Show Up And We Deliver!

GET A QUOTE FOR YOUR FIX TO RENT PROPERTY NOW!

Low rates. Flexible terms. Fast. Transparent. Reliable.

Just like you ... we’re hustle and grit, not suit and tie.

- i FUND CITIES

“I used i Fund Cities to fund my first rental property and they made the process easy. As a new investor, I was unsure of the process. They walked me through it step-by-step and were patient with all my questions, and responsive to my emails I would recommend them to anybody looking either to fund a flip or a rental property. I know I’ll be back for my next project!”

Jody Prall, Investor

5/5

Fix to Rent Financing: FAQS

i Fund Cities offers rehab rates as low as 7% Word of caution: do not believe the marketing gimmicks you see out there in the lending world. Rates are always determined by these criteria below.
  • Real estate asset you are purchasing
  • Investor experience
  • Investor credit score
  • Investor liquidity
  • Debt Service Coverage Ratio (DSCR)

Rehab Loan: 6 – 24 months

Rental Loan: 30-year fixed rate, and 7/1 and 5/1 fixed/ARMs.

Yes. We lend 100% of the construction financing for repairs, and up to 80% of the purchase price of the asset.

We offer Fix to Rent Loans on the following property types:

  • Single Family Residences (1-4)
  • Townhomes
  • Condos
  • Multifamily 5+
  • Commercial, Mixed-Use (must have 50% residential for us to lend)
We do not fund properties designated as “rural.”
Yes. For Fix to Rent Loans, we require a minimum FICO score of 640.
Our minimum loan amount is $75K, and our maximum loan amount is $5M.
We lend in all 50 states except for California, New York, and Nevada.
iFC can provide Fix to Rent Loans to both U.S. Citizens and Foreign Nationals.

For Fix to Rent lending, our underwriting process is less extensive than a traditional bank, and we make it as transparent and straightforward as possible.

Documents needed:

  1. Contact info for Buyer (and Guarantors), and Title, and Insurance Companies
  2. Loan Application + Driver’s License
  3. Agreement of Sale or Deed
  4. Buyer’s Real Estate Experience/History
  5. Project/Entity Information
  6. Construction Budget
  7. 2-Month’s Bank Statements
  8. ACH Wire Transfer Info and W-9
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.)
Yes. You will need to have an LLC, a Limited Partnership, a General Partnership, a Corporation, or a Trust.

Rehab Loan: No

Rental Loan: Yes. iFC’s prepayment penalties are the following:

Zero or

5-year (5%, 4%, 3%, 2%, 1%)

3-year (3%, 3%, 3%)

As the borrower, you are not able to live in the property. However, a family member can occupy your Fix to Rent property.

If the borrower owns the property for longer than six months, we can use the current appraisal value. If the property is owned for less than six months, we use the purchase price of the property.
We do not fund owner-occupied properties; however, we can fund a property that is rented out to a family member.
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

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!

The iFC Fix to Rent Loan Process

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

Once you have completed your rehab, we use your same loan documents and other information you have provided, to refinance your loan for a longer-term, lower-interest rate Rental Loan.

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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