| Best for | Pulling equity without touching a low-rate first mortgage |
| Rates | Roughly 11%–16% |
| Combined leverage | Up to about 65% combined |
| Term | 1–5 years |
| Key requirement | Your first lender’s loan documents must allow secondary financing |
Typical ranges, not quotes. Final terms depend on the property, the borrower and the lender.
Good fit: strong equity behind a first mortgage you don't want to refinance; portfolios of rentals.
Not a fit: first lender prohibits secondary financing and won't consent (we can check this).
Common questions
- Does my first lender need to approve? Often yes, especially on commercial loans. We review your existing loan terms first.
- Is this the same as a HELOC? Similar idea, but on investment or commercial property and for business purposes.
How it works
- Tell us what you need and what you have. No documents, no credit pull.
- We review the realistic options and walk you through each.
- You choose a path; we send one document list and secure a term sheet.
- We manage underwriting and closing alongside you.
Special situations
Related programs
Business-Purpose HELOCUse equity in a home or investment property to fund your business, as a line of credit or lump sum, for business purposes only.View programCash-Out RefinanceTurn equity in property you already own into cash for your business, another purchase, or paying off expensive debt like merchant cash advances.View programPrivate CreditFor larger or complex borrowers that banks won't touch (because of industry, existing debt, or structure), private credit funds lend against everything the business owns: real estate, equipment, inventory and receivables.View program