What does Vault Financial do?
We find financing for business owners and real estate investors whose deals don't fit a standard bank loan. We compare banks, credit unions, SBA and USDA lenders, private lenders and credit funds, then structure the deal and manage it to closing.
Are you a lender?
No. We arrange financing through relationships with 10,000+ lenders and capital providers. That means we aren't limited to one lender's rules: if one says no, we know who says yes.
What size loans do you work on?
$1,000,000 and up.
What kinds of loans?
Owner-occupied commercial, bridge, construction, cash-out refinance, second-position, land, SBA 7(a) and 504, USDA, equipment, receivables, term loans and lines, private credit and sale-leasebacks. See all programs.
How do you get paid?
We earn a fee at closing, typically 1–3 points depending on the size and complexity of the transaction. Nothing is due upfront, and if your loan doesn't close, you don't pay us.
Are there upfront fees?
Not from us. Third-party costs like appraisals are paid by the borrower, and we tell you about them before they come up.
Why not just go to my bank?
If your bank offers the right terms on the right timeline, take them. Most clients come to us because they want more than one option, need to move faster than a bank can, or have a transaction with moving parts that needs to be structured before it's submitted.
What do you need to give me soft numbers?
A short description: what you need the money for, the property or asset, the amount, rough value, and a credit range. No documents and no credit pull.
How fast will I hear back?
We review every request personally and usually reply the same or next business day.
What happens after soft numbers?
If the numbers work for you, we collect documents (they depend on the loan type), get a term sheet, then handle appraisal, underwriting and closing with you.
How long does closing take?
Bridge and hard money: as fast as 2–4 weeks. Bank and SBA: 45–90 days. USDA: often 60–120 days.
Will you pull my credit?
Not for soft numbers. A lender will when you move forward with a full application.
Will lots of lenders call me?
No. You deal with us. We only share your file with lenders that fit, and only once you've decided to move forward.
My bank declined me. Is that the end?
Usually not. Banks decline for specific reasons: industry, credit, missing certificate of occupancy, vacancy, existing debt, time in business. Other lenders are built for exactly those reasons. Tell us why the bank said no.
I have merchant cash advances. Can you still help?
Yes. Our team spent years in the MCA industry. If you own real estate or equipment, replacing advances with a longer-term loan can cut your payments substantially.
My industry is hard to finance (cannabis, firearms, etc.).
Many banks won't lend, but some private credit funds will. Pricing is higher. We'll tell you honestly whether a deal is realistic.
The property has no certificate of occupancy / is vacant / has title issues.
These kill bank deals but not necessarily bridge deals. Some lenders price the risk in; some jurisdictions don't issue COs at all. We know which lenders accept what.
My credit isn't great.
For asset-based loans, the property or collateral matters more than your score. For SBA and bank loans, credit matters more. We'll point you to the right side.
Who do you work best with?
- Owner-operators buying, refinancing or pulling equity from their building
- Investors with transactions from $1M+: portfolios, mixed-use or commercial property
- Rentals that don't fit a standard DSCR program, such as when rent doesn't cover the payment, short-term rental income, a recent purchase, or entity or credit issues, where a business-bank or commercial structure can work
- Transactions that need more than one product at once: a senior loan paired with mezzanine or a second lien, real estate and equipment financed together, or a bridge into SBA
Who are you not a fit for?
- A clean, stabilized rental that already qualifies for a standard DSCR loan, where the lowest rate is the only goal. A retail DSCR lender will usually be cheaper.
- Shopping for the lowest rate on a loan your bank would already approve
- Personal, consumer or primary-home loans
How do I start?
Send a few details for soft numbers, call [phone], or book a 15-minute call. A person reviews every request.