Lending for real estate investors.

Speed, leverage, and flexibility. Compare the loans, explore the full story on each one, and find answers to common questions.

Same-dayLoan pre-approvals

OpenCommunication

Property-specificUnderwriting

24 statesAcross the U.S.

Compare the loans

Find the loan that suits your needs. Learn more about each one below.

	Fix & Flip Lending that performs when the deal is on the line.	DSCR Rentals The ultimate financing for rental investors.	Ground-Up Construction Build smarter with Rain City.	Bridge Bridge the gap between buying and selling.
Best for	Fix-and-flip projects.	Buy-and-hold rental investors.	New construction from vacant land to final structure.	Time-sensitive purchases between deals.
Loan amount
Max leverage	Up to 95% Max LTC		Up to 90% Max LTC
Term	12 months		12 - 24 months	12 months minimum
Payments	Interest-only (Non-Dutch)		Interest-only	Interest-only
Closing speed	As fast as 48 hours	A few weeks		Same-day pre-approvals
Draws	Reimbursement-based, third-party inspected		Draw schedule, milestone-based	Renovation funds available; third-party verified
Experience	Newer investors welcome	No experience required	No experience required with a vetted contractor

Renovated home exterior with new landscaping

Lending that performs when the deal is on the line.

Fix & Flip

Speed, leverage, and flexibility so you can move fast and keep more of your profit.

March 2026 update

Up to 95% LTC for qualifying deals
Close in as few as 48 hours so you never miss a deal
New lower rates based on experience
Exterior values allowed on qualifying deals
Non-Dutch interest (only pay what you draw)

Rain City Capital delivers reliable execution and open communication from the moment you bring us a deal. When speed is needed, we respond quickly without adding noise. Our local insights keep your next step simple and your project moving forward.

Our hard money loans support rehab and renovations alongside the purchase price, so you don’t need separate financing for upgrades. Draws are based on reimbursement for work completed and verified by a third-party inspection that uses your budget and scope.

Fits when

Time-sensitive opportunities like distressed property sales
Flexible terms tailored to your project
Focus on after-repair value (ARV) for loan sizing
Renovation funding included alongside the purchase price
Lower credit-score requirements; we evaluate a project’s potential profits

Apply for Fix & Flip →

Two-story rental property with green lawn

The ultimate financing for rental investors.

DSCR Rentals

DSCR loans are an innovative financing solution designed for buy-and-hold investors. Unlike traditional rental property loans that rely heavily on personal W-2 income, DSCR loans evaluate the income generated by your rental property, so you can qualify based on the property’s cash flow.

Personal income, tax returns, and employment status aren’t the focus. A fit for retirees, gig-economy workers, and anyone whose income doesn’t fit the traditional mold; you keep your personal finances separate from your investment activities.

Fits when

Rapid portfolio growth without hitting personal debt-to-income (DTI) limits
Cash-out refinancing to fund the down payment for additional properties
Rate-and-term refinancing from a short-term or high-interest loan
Self-employed investors with complex personal tax returns
Single-family homes, duplexes, triplexes, fourplexes, and larger multifamily properties

Apply for DSCR Rentals →

Build smarter with Rain City.

Ground-Up Construction

Whether you’re a veteran builder or just getting started, we have terms that fit. Ground-up construction loans finance the entire building process, from purchasing vacant land to completing the final structure.

March 2026 update

Up to 90% LTC with 3 verified SREOs
Exceptionally high leverage for qualified builders
New builders welcome
No experience required with a vetted contractor
Lower rates

Funding is released in stages on a draw schedule as construction milestones are reached, like completing the foundation, framing, or final finishes. Short-term solutions, usually lasting between 12 and 24 months, paid off through sale at completion or refinanced into a long-term mortgage. Eligible for a single-family home, multifamily development, or commercial property.

Fits when

Veteran builders or those just getting started
Up to 90% LTC with 3 verified SREOs for qualified builders
No experience required with a vetted contractor
Single-family home, multifamily development, or commercial property
Funds the entire building process, from vacant land to the final structure

Apply for Ground-Up Construction →

Bridge the gap between buying and selling.

Bridge

Bridge the gap between buying a new investment property and selling an existing one. Rain City Capital provides short-term financing options with a fast application process and same-day loan pre-approvals for capitalizing on time-sensitive opportunities like distressed or undervalued property purchases.

Property-specific underwriting focuses on the property’s value and potential rather than your credit history, qualifying you for opportunities that traditional lenders may not approve. Renovation and rehab funding is included, so you don’t need to request separate financing for upgrades.

Fits when

Time-sensitive opportunities like distressed or undervalued property purchases
Flexible terms with interest-only structures
Property-specific underwriting; we focus on the property’s value and potential more than credit history
Renovation and rehab funding included
Same-day loan pre-approvals

Apply for Bridge →

Common questions

Some of the most common questions from investors. Don’t see yours? Talk to a loan officer for personalized guidance.

Start with a Fix & Flip. Rehab and renovation funding is included alongside the purchase price, with draws based on reimbursement for work completed and verified by a third-party inspection. Once the property generates rental income, refinance into a DSCR Rental loan if you decide to hold. Most distressed properties don’t generate sufficient income at acquisition for DSCR underwriting to qualify them.

If you’re renovating an existing property, it’s a Fix & Flip, even with extensive renovations. Ground-Up Construction applies when you’re starting from vacant land - the loan finances the entire building process, from purchasing vacant land to completing the final structure.

Debt-Service Coverage Ratio = Net Operating Income (NOI) divided by Total Debt Service. NOI is the total income your rental property generates minus operating expenses like taxes, property management, and maintenance. Total Debt Service is the annual loan payments, including principal and interest. A DSCR above 1.0 means the property generates enough income to cover its loan payments. A higher ratio can improve your chance of approval and possibly secure better loan terms.

Fix & Flip can close in as few as 48 hours so you never miss a deal. DSCR approval is streamlined and efficient, often taking just a few weeks from application to funding because the underwriting focuses on the property’s cash flow. Ground-Up Construction moves at the pace of permits, budget review, and the draw schedule; we offer quick decision-making to help you break ground without unnecessary delays. Across all three, expect a fast application process and same-day loan approvals.

Any investor who owns or is purchasing a rental property that generates sufficient income may qualify, regardless of personal employment status. DSCR loans focus on the property’s cash flow rather than your personal W-2 income, tax returns, or employment. Eligible properties include single-family homes, duplexes, triplexes, fourplexes, and even larger multifamily properties.