IEO Capital · Business-purpose lending
Financing at the speed of your next deal.
Hard money and DSCR loans for real estate investors, underwritten by people who have owned, rehabbed and refinanced the asset themselves.
Fast closings · Nationwide · Investor-focused
Underwriting done by people who have owned the asset
IEO Capital was started by operators who got tired of losing deals to slow credit committees. We underwrite the property, the plan and the exit — not a checklist. You talk to the person who prices your loan, you get a term sheet the next business day, and you get a straight answer when a deal does not work.
Today we fund bridge, fix & flip, ground-up construction and long-term rental strategies for investors from first-time flippers to portfolio owners.
Two ways we put capital to work
Hard Money Lending
Short-term, asset-based capital for projects with a defined exit. When the seller needs certainty or the rehab clock is already running, speed is the product.
- Bridge
- Fix & Flip
- New construction
- Cash-out refi
- Loan amount
- $100K–$5M
- LTV
- up to 75%
- Term
- 12–24 months
- Documentation
- No income docs
DSCR Loans
Long-term rental financing qualified on the property's cash flow. Your tax returns stay out of it — the rent roll does the talking.
- Long-term rental
- Portfolio DSCR
- Foreign national eligible
- No personal income required
- DSCR from
- 0.75
- Term
- 30-year
- LTV
- up to 80%
- Use
- Business purpose only
Three things investors actually need
Speed
Term sheet in 24 hours and closings in days, not weeks. We order title and valuation the moment you say go.
Flexibility
Asset-based, common-sense underwriting. Unusual property, tight timeline or complex entity — we will structure around it.
Experience
An investor-first team that has bought, rehabbed and refinanced. We understand your numbers because we have run them.
“We had eleven days to close on a duplex the bank walked away from. IEO Capital had a term sheet the next morning and funded with two days to spare.”
From inquiry to funded in four steps
- 01
Submit inquiry
Send the address, the plan and the numbers you already have.
- 02
Term sheet within 24h
Real pricing and structure from a decision-maker, not a range.
- 03
Underwriting & appraisal
Docs, valuation and title move in parallel to save days.
- 04
Fund & close
Wire to the closing table and a point of contact for draws.
Tell us about the deal
The more detail you give us, the more accurate the term sheet. Nothing here is a credit pull and nothing is binding.
Questions investors ask us first
- Is there a minimum credit score?
- We generally look for a 660 mid-score on DSCR loans and 640 on hard money, but the asset and the exit strategy carry more weight than the score alone. Lower scores are reviewed case by case with additional equity.
- How fast can you close?
- Hard money deals routinely close in 7–10 business days once title and appraisal are ordered. Clean files with an existing appraisal have closed in as few as 5.
- What are your points and fees?
- Origination typically runs 1.5–3 points depending on size, term and leverage, plus standard third-party costs such as appraisal, title and legal. Every number appears on the term sheet before you spend a dollar.
- Are there prepayment penalties?
- Hard money loans have no prepayment penalty beyond a minimum interest period, usually 3 months. DSCR loans offer 5/4/3/2/1 step-down structures or a buy-down to zero for a rate adjustment.
- Which states do you serve?
- We lend in 12 states today and add markets as volume justifies it. Tell us the property state in the form and we will confirm coverage the same day.
- Do you work with foreign nationals?
- Yes, on DSCR loans. Foreign national borrowers need a valid passport, a US entity, a US bank account and slightly lower leverage — typically up to 70% LTV.
- Do you always require an appraisal?
- Nearly always. On repeat borrowers with recent comparable valuations we can occasionally use a desktop or BPO to save time, subject to loan size.
- Can I borrow in an LLC?
- Yes — we prefer it. All loans are business purpose and close in the name of an entity, with a personal guaranty from the principals.
IEO Capital is a business-purpose lender. All loans subject to underwriting approval. Not a commitment to lend. Rates and terms subject to change without notice. Equal Housing Opportunity.