Investor real estate loans
Tell us about the property and sponsor, and RED will evaluate the scenario against available program parameters before moving an eligible transaction into underwriting.
Business-purpose loans against non-owner-occupied 1–4 unit residential investment property in 37 states and the District of Columbia, and 5+ unit multifamily in 10 of them.
Programs
Purchase and renovation, 12 months
Purchase and renovation financing for non-owner-occupied 1–4 unit residential investment property. Up to 90% of purchase price and up to 100% of the renovation budget.
Thirty-year rental financing
Long-term financing against a single cash-flowing 1–4 unit rental. Qualification is driven by property cash flow, not personal income — no tax returns.
Rent-ready, no renovation planned
Short-term financing against a recently renovated or newly built property that is listed for sale or about to be rented. No renovation budget, no scope of work.
Small balance transitional bridge
Bridge financing against a single 5+ unit residential multifamily property being repositioned. Light to moderate renovation only, and a narrower footprint and sponsor profile than the rest of the platform.
Experience is required — first-time multifamily buyers are not eligible — and the guarantor carries liquidity of 10% and net worth of 100% of the loan amount. Single properties only; no mixed use.
Start a conversation
Infill builds, by conversation
Construction financing for 1–4 unit infill development on single lots and small schemes. This one starts with a call rather than a quote: it is experience-gated, permit status moves the leverage, and the desk would rather talk it through than price it from a form.
Tier 3 experience and 680 FICO minimum, and leverage drops from 75% to 60% of land value without permits in hand. Infill lots only — no large tracts, rural or remote sites.
Start a conversation
One loan across many doors
Blanket financing against a collection of 1–4 unit rentals. One loan, one closing, one payment, underwritten on the portfolio's combined cash flow.
This is a 30-year loan, not a short-term facility — the same fixed and ARM structures as the single-asset rental loan, with partial interest-only available. Two to ten properties, $50,000 minimum per property, and 90% of the portfolio must be occupied by unit count. Leverage drops to 70% where a quarter or more of the portfolio is worth under $100,000.
Start a conversationPricing is quoted per deal — we publish no rate floor. Fix & Flip and Rental (DSCR) carry a published tear sheet. The rest begin with a conversation: their terms move with the sponsor and the site, and a number quoted before that discussion is not one we could stand behind. Multifamily 5+ also runs on a narrower footprint — CT, IL, MA, NC, NH, NJ, NY, PA, RI, SC only.
How it works
Address, the numbers, and your track record. There is no credit pull at this stage and nothing is committed on either side.
RED reviews the scenario against program parameters and identifies either indicative terms or the information needed before the transaction can move into underwriting.
Appraisal, title, and entity documents. We publish the full list up front so nothing arrives as a surprise late in the file.
Interest only with a balloon at maturity. Renovation draws are released against completed work.
Scenarios are reviewed by the desk in the order they arrive, and we come back with terms or with questions.
Who we lend to
An LLC or corporation must hold title. Nonprofits and charitable organizations are not eligible. At least 51% of the entity guarantees the loan.
Non-owner-occupied residential investment property — 1–4 unit across the footprint, and 5+ unit multifamily in selected markets. If anyone intends to live in it, this is the wrong lender.
First-time investors are eligible, capped at a $100,000 renovation budget and 25% of purchase price. Experienced sponsors price and lever better.
660 minimum FICO, with 600 to 660 considered case by case. Foreign nationals are eligible with a valid passport, a valid US visa, and US credit where a personal guaranty is used.
What we need from you
Collateral
Eligible
Not eligible
Eligibility differs slightly between programs — the tear sheet for each carries its own list.
Why RED
RED is the direct lender and lender of record. Your loan documents are with RED, while specialized third-party providers support underwriting, credit review, funding administration, assignment, and servicing.
Our pricing stands against anyone quoting the same file. We publish no rate floor because two deals at the same LTV are not the same risk — you get indicative terms for your deal rather than a range that fits nobody.
Every program page carries its full term table, the collateral we will and will not lend against, and the exact submission checklist.
Fix & Flip, Rental (DSCR), Stabilized Bridge, Ground-Up, Rental Portfolio and Multifamily 5+. Each one has published figures and a stated gate, because a program we cannot describe precisely is one we should not be offering.
The person who reads your scenario stays with it through to closing and remains your point of contact. Nothing is handed to a queue.
If the scenario does not fit the program parameters we say so plainly, with the reason. A maybe that runs three weeks costs you the deal you could have placed somewhere else.
Where we lend
Reduced leverage applies in FL and LA and in select counties. Four Florida counties (Lee, Charlotte, Sarasota, Collier) and Baltimore City are closed. Prepayment provisions vary by jurisdiction and transaction: several states prohibit a prepayment penalty outright and others cap it by loan size, term or property type, so the provisions available on a given loan are confirmed when the scenario is quoted.
Questions
Talk to the desk
Monday to Friday, 9:00am – 5:00pm Central
6010 W Spring Creek, Plano, TX 75024