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Rental Loans

Seriously cost-effective, long-term “alternative” capital for 1 to 12 

(yes … that’s 12!!!) rental units.

Reliable. Flexible. Fast.

Kick A$$ Real Estate Loans for Investors by Investors

No Preliminary Credit Check Baby!

Rental Loans: Financing for Investment Property Owners

Purchase Only | Rate and Term Refinance | Cash-Out | Refinance | BRRRR | Short-Term Rentals | Build to Rent

UP TO 80% LTV. RATES AS LOW AS 6.375%. 30-Year fixed, 7/1, AND 5/1 fixed/armS. 

Rental Loans for 1 to 12!!!! units

Rental investments are hot! We know … we are investors ourselves.

That is why we offer this “alternative,” non-bank Rental Loan, built for investors like you, who need access to “cheaper capital” than hard money, with up to $15M in lending exposure per borrower (that’s a lot more than the bank)!

Our Rental Loan financing is similar to a bank or credit union, BUT with a 30-year amortization, reducing interest rate risk, and putting more money in your pocket for the next deal (and we know you are already looking for the next deal)!

Terms of 30-year fixed, 7/1 and 5/1 fixed/ARMS with fast approval, speed-to-close, higher leverage than a bank and hard money, 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 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!

We offer single and multifamily investment property Rental Loans for 1 to 12 units, with 30-year fixed, 7/1, and 5/1 fixed/ARMS, up to 80% LTV, loan amounts up to $15M, and rates as low as 6.375%.

loans for long and Short-term Rental

fast, flexible and creative funding and refi's for all your rental properties!

We Show Up And We Deliver!


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

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


“My organization had such an amazing experience with i Fund Cities. Aside from just the capital stack, the willingness, and the commitment, iFC’s biggest asset was speed. i Fund Cities can get so flexible on a deal-by-deal structure. I encourage others to call these guys because their platforms are customizable. They are unique, they get it, and it works really well.”
– Mike Stamm, CEO Stamm Development Group

Rental Loans: FAQ’S

i Fund Cities offers Rental Loan financing rates as low as 6.375%.

Word of caution: do not believe the marketing gimmicks you see out there in the lending world. Rates are always determined by the following criteria.

  • Real estate asset you are purchasing
  • Investor experience
  • Investor credit score
  • Investor liquidity
  • Debt Service Coverage Ratio (DSCR)

iFC offers 30-year fixed, 7/1 and 5/1 fixed/ARMS.

  • Single Family Residences
  • Single Family Residence Portfolios
  • Townhomes
  • Condos
  • Multifamily
  • Short-Term Rentals
We do not fund properties designated as “rural.”
Yes. For Rental Loans, we require a minimum FICO score of 640.
We lend in all 50 states except for California, New York, and Nevada.
iFC can provide Rental Loans to both U.S. Citizens and Foreign Nationals.

Our Rental Loan investment property 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. Property Leases
5. Buyer’s Real Estate Experience/History
6. Project/Entity Information
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.
Ideally, a rental property should be leased before closing. (In some circumstances, we may be able to apply a 90-day lease waiver. In this case, the borrower would need to be experienced and have liquidity.)

Yes. iFC’s prepayment penalties are the following:

0% or 5-year ARM (5%, 4%, 3%, 2%, 1%): 5-year fixed (5%): 3-year fixed (3%)


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. Seasoning can be shortened to four months if renovations are performed on the subject 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.


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


The iFC Rental 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 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.

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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