Vine Investor Loans

For rental loans, we conduct a hard credit pull only after you’ve accepted the loan offer and your file has moved into underwriting. For short-term financing (such as fix-and-flip loans), we use soft credit pulls during the initial review process.

We count funds in checking, savings, and money market accounts. Retirement accounts, stocks, and HELOCs may also qualify—valued at up to 50% of their balance.

Yes, we do—though these loans typically come with slightly higher rates and reduced loan-to-value limits. Instead of a lease, we underwrite based on the property’s operating history. For STR refinances, at least 6 months of operating history is required.

Portfolio loans offer the advantage of lower interest rates and reduced fixed costs, including loan fees and third-party closing expenses. To qualify, you’ll need to finance at least two properties under a single loan.

No, we don’t offer 100% LTC financing. However, we can fund up to 90% of the total project cost, depending on your experience level.

Yes, you can include a partner to help meet the requirements. They must be listed on the property title under the borrowing entity.

Yes.

• If the property has been owned for less than 3 months, the loan amount is limited to 80% of the total investment (purchase price plus rehab costs).

• For properties owned between 3 to 6 months, the loan may go up to 100% of the total investment.

• After 6 months of ownership, there are no restrictions based on investment cost.

We require title insurance on all loans, which many local auction properties do not offer. Some online auction platforms do work with closing agents that provide title insurance. If you’re purchasing through an auction, be sure to confirm with the seller or platform that title insurance will be included.

You’re welcome to explore additional funding options; however, if any of them result in a recorded lien on the property, we won’t be able to proceed. Our loans require first lien position, and we do not allow second liens behind our financing.

 Closing timelines vary depending on the loan type. Please note that these timeframes begin once the file is complete and ready for underwriting (all required documents and information have been submitted), not necessarily from the date the deal is submitted or goes under contract.

• Rehab/Bridge Loans:
  • New clients – approximately 10 business days
  • Returning clients – 5 to 7 business days

   

• Rental Loans:
  • Single properties – around 4 weeks
  • Portfolios – typically 5 to 8 weeks

   

• Construction Loans:
  • Typically 3+ weeks, depending on project complexity

   

5+ Unit Multifamily:
• Typically 4 to 6 weeks, based on appraisal timelines and deal complexity

Understanding whether a property is considered rural is important to how we assess risk and source capital for both short-term and long-term financing. While rural classification can be subjective, our criteria vary depending on the type of loan.

For Short-Term Financing (e.g., Fix & Flip, Bridge Loans):
We evaluate the property’s location using the following geographic indicators:

• Located in a Metropolitan Statistical Area (MSA) with fewer than 75,000 residents

   

• Within a city or town of fewer than 7,500 residents

   

• Situated more than 30 miles from a commercial hub or airport

   

• Lack of visible grid-style development when viewed via Google Maps satellite imagery

   

Additionally, if a property valuation specifically labels the property as rural, we consider that as part of our review.

For Long-Term Rental Financing (e.g., 30-Year Mortgages):
We primarily rely on the appraisal’s rural designation. We cross-reference this with:

• USDA rural property classifications

   

• The same geographic characteristics used for short-term loans

   

If a property is marked rural in the appraisal and we find that designation unreasonable, we may challenge it with the appraiser. Our approach here reflects the requirements of our capital partners and securitization guidelines.

1. Ineligible Property Location
   The property is either located in a state we don’t currently lend in or is considered rural by appraisal standards.

    

2. Low Property Value or Loan Amount
   The as-is value or purchase price is under $100,000, or the loan amount is less than $125,000 (or under $50,000 per unit for multifamily properties).

    

3. Credit Concerns
   The borrower has a credit score below 680 or a history of serious delinquencies within the last 2–4 years.

    

4. Insufficient Liquidity
   Available funds are below $25,000 or not enough to cover the down payment, closing costs, 3–6 months of mortgage payments, and rehab reserves.

    

Extensive Rehab Projects for New Investors
Borrowers with limited experience attempting large-scale renovations may not meet eligibility for project scope.

 We provide a range of financing options to fit your investment strategy, including:

• 12-month value-add (fix and flip) loans

   

• 24-month bridge loans

   

• 12-month ground-up construction loans

   

• 30-year rental loans with DSCR qualification, available as fixed-rate amortizing or interest-only adjustable-rate options