Are you the lender?
No. rehab.broker is a broker / investor loan desk. We package and shop business-purpose rehab files to capital sources. We do not fund loans.
Is this a commitment to lend?
No. Nothing on this site is a commitment to lend, a credit decision, or a lock. Those sit with the capital source.
Can I use this for a primary residence?
No. This desk is business-purpose / non-owner-occupied only. No owner-occupied files. This is not FHA 203(k) or Fannie Mae HomeStyle.
What happens on the 30-minute call?
We review the deal, the rehab, the contingency, the ARV, and the exit — hold, refinance, rent, or sale — and whether a rehab program we can broker is even in range. If it is, we list the next documents.
Does the calculator decide anything?
No. It estimates a dual-cap loan (min of LTC and LTARV), contingency, avg-draw interest, points, and cash to close. Rate, points, and caps are your assumptions — not GI quotes. It is not a credit decision.
Do you publish rates or points here?
No. Pricing is deal-specific and set by the capital source, not by a page on this site. Calculator chips are educational defaults you can edit.
What is your license number?
GI Realty LLC, a California Real Estate Broker — CA DRE Lic# 01311868
How is the loan amount estimated?
Loan = the lesser of project cost × LTC and ARV × LTARV. Project cost is purchase plus rehab plus contingency. If you leave ARV blank, only the LTC cap applies. Run it on /calculator.
What is cash to close on a rehab loan?
Cash to close is the purchase gap after the initial advance, plus points. Rehab that is not in the holdback is additional cash during the work — labeled separately. Educational only.
Why average-draw interest instead of full-loan IO?
Rehab capital is usually advanced as work is inspected. The worksheet charges IO on average outstanding (initial advance + holdback × your avg-draw %). Full-loan IO is shown for comparison. Not a draw schedule.
Is a rehab loan the same as a fix-and-flip loan?
Related structure, different exit. Fix-and-flip is acquisition plus rehab for a wholesale-to-retail sale. Rehab loans on this desk also cover hold, refinance, or rent after the work. Flip P&L lives on fixandflip.broker.
Can the loan close in an LLC?
Often yes on business-purpose investor files. Vesting, the operating agreement, EIN, and who can sign have to match. We are not your formation attorney.
What should I bring to the call?
Address, purchase, rehab budget, contingency, ARV, entity vs. personal vest, and the exit. Enough to desk — not a full credit package.
Common objections
These are the ones we hear on the desk. Direct answers. Not a credit decision.
I need this for a house I will live in.
Then this is the wrong desk. Business-purpose / non-owner-occupied only. We do not desk primary residences, consumer mortgages, FHA 203(k), or HomeStyle.
Just tell me you will fund it.
We will not. We broker the file. Credit decisions and funding sit with the capital source. Nothing on this site is a commitment to lend.
I am holding and refinancing after the rehab, not flipping.
That is a normal rehab story on this desk. The worksheet can model an optional takeout refinance. Occupancy still has to be investment.
The calculator cash-to-close looks high.
That is a worksheet, not a decline. The tighter of LTC and LTARV binds the loan. Contingency sits on the rehab line. Points plus avg-draw IO are the carry. Book the call if you want the file mapped.
Just tell me the rate and points.
We do not publish rates or points here. Pricing is set by the capital source on a specific file. Calculator fields are your estimates — not a quote from this desk.
I already have a rental I want to keep long-term.
If the work is done and rent covers PITIA, use dscr.broker. If you still need renovation capital before that hold, this desk can look at it as a business-purpose rehab.
I am on my first deal.
First deal vs. tenth deal changes overlays, not the occupancy rule. We will say if experience is likely to bind. A web form does not decide that.