Rental Loans

Seriously cost-effective, long-term, fixed-rate capital for long or short-term rental properties.

Rentals loans from 1 to 12 units | Portfolio Rental loans up to 200 units.

Kick-A$$ Real Estate Loans by Investors for Investors


For investors who want to purchase or refinance short or long term rental properties across a full range of property types.

  • Rates as low as 7%
  • 1 to 12 units (12+ units case by case)
  • SFR, condos, townhomes, and multifamily
  • Long and short-term rentals
  • Up to 80% LTV on purchase only
  • Up to 75% LTV on cash-out refi

Portfolio Rental

For investors needing to fund up to 200 rental units. Turning your single family residential investments into a full portfolio in the shortest amount of time.

  • Rates as low as 7%
  • Up to 200 rental units
  • Up to 80% LTV on purchase only
  • Up to 75% LTV on cash-out refi
  • Loans up to $15M
  • 5/1/ and 7/1 fixed/adjustable, 30-year fixed

Rental Loans

Buying rental property can offer great long term value. The benefits of rental property investing includes passive income, tax deductions, and depreciation.

Are you looking to invest in vacation home rental properties? We can help! Our loans cover both long-term and short-term investment property rentals!

Portfolio Rental Loans: 5 or more single or multifamily rental properties

Get ahead of the game with our simple, flexible, and reliable Portfolio Rental loans that fund up to 200 single family or multifamily units.

In competitive markets, you need ready-to-go capital, with a lender that has your back. Our loans give you rocket-fast closings, capital that is less expensive than hard money, and long-term fixed rates. They can be used for new purchase, rate and term refinance, or cash-out refinance for any property type, from single family homes to multifamily properties, and both short and long-term rental properties.

What makes us different? Just ask our clients

"I’ve had the best investment home purchase experience ever with i Fund Cities!”

— iFC Borrower: Single Family Home: 30-Year Rental Loan: Albany, OH.

What Can Our Rental Loans Do For You?

Quicker loans = quicker deals = fewer deals lost

Greater leverage = less $ out of pocket = more deals

Reliable funds = confidence at closing

No hidden fees = no surprises

“Our success comes from showing our investors that we know their business, we care about their success, and we have their back.” — Ryan Herting, iFC Co-founder

The exact loan you need, RIGHT when you need it.


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.
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.


Refinancing your portfolio rental properties couldn’t be easier!

Get Started
STEP 1: Get a quote for your 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:  Finish paperwork/appraisal

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: Close your deal!

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.

The iFC Team: We are Real Estate Savvy, Entrepreneurial, Investors (Who Give a Damn About Your Success!)

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, to disrupt the way traditional lending is done for investors. The iFC Team works relentlessly to make sure our customers’ experience is nothing shy of outstanding. Supportive of one another, and of our borrowers, iFC Team members are the type of people you want to be around—we inspire and motivate. Our intention is to create successful, long-term, transparent, relationships with our partners and clients. Learn More



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