Residential Real Estate Financing for Investors & Operators
Private residential real estate financing for 1–4 unit investment properties and portfolios. Fast, flexible residential bridge loans sized to your acquisition, rehab, and refinance plan—so you can move quickly and execute your strategy.
- 7–21 day close on qualified files
- Interest-only residential investment loans
- Florida & Southeast coverage
Residential asset types we fund
Brora Capital provides residential real estate financing for experienced investors and operators across income-producing and transitional 1–4 unit assets. We size residential investment loans to the deal profile and timeline, not a one-size scorecard.
- Single-family rentals (SFR)
- 2–4 unit rental properties
- Small residential portfolios (including scattered-site)
- Short-term and mid-term rentals (where compliant with local rules)
- Build-to-rent and infill projects with a clear business plan
We focus on investment and business-purpose residential deals—not primary homes or consumer mortgages.
Bridge programs for commercial financing
- Acquisition bridge: Short-term residential bridge loans that let you secure 1–4 unit investment properties or portfolios quickly while you prepare long-term financing or a sale.
- Construction bridge: Residential bridge loans for value-add, heavy rehab, and small-scale construction or infill projects across 1–4 unit investment asset.
- Refinance bridge: Short-term residential real estate financing that recapitalizes existing debt, frees up equity, or creates a runway to stabilize income before permanent financing.
How we size & structure residential deals
Asset & plan
Property type, rent strategy (long-term vs STR), rehab scope, and target stabilized profile
Revenue & comps
Current rent roll, rent comps, vacancy, and projected NOI
Leverage & capital stack
Purchase price, rehab budget, equity contribution, and requested proceeds
Sponsor & track record
Experience with residential investments, prior projects, and team
Market fundamentals
Neighborhood, tenant demand, regulatory considerations (e.g., STR rules), and sales/rental comp depth
Exit clarity
Defined take-out (DSCR/agency loan, portfolio refinance, or sale) within the bridge term
Residential scenarios we finance
Residential real estate financing that matches the way investors actually operate:
- Acquiring a small portfolio of SFRs from a retiring landlord and upgrading interiors to lift rents
- Buying a 4-plex with under-market rents to renovate units in phases and reposition the tenant base
- Completing rehab on a half-finished rental project where a prior lender could not extend
- Recapitalizing a stabilized SFR portfolio to free up equity for a new acquisition
- Bridging to a DSCR or agency take-out after a value-add plan has been executed but not yet seasoned
If there’s a clear residential investment story and exit, we’ll look for a way to structure bridge capital around it.
Terms
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Every deal is unique, but most residential real estate financing falls within these ranges:
- Loan purpose: Acquisition, rehab / light construction, refinance, recapitalization
- Term: ~12–24 months, often with extension options
- Amortization: Typically interest-only during the term
- Leverage: Sized to LTC/LTV ranges appropriate to asset, budget, and market
- Draws: Milestone-based for rehab/renovation, with third-party or photo documentation
- Reserves: Interest and capex reserves where appropriate
All terms are deal-specific and subject to underwriting, documentation, and market conditions.
Documentation for residential underwriting
We keep the package focused and practical, so you can get a fast read and clear path forward on your residential investment loan.
Typical documentation:
- Executive summary & business plan (including rehab scope and exit path)
- Purchase agreement or current loan details
- Rent roll and leases (if occupied)
- T-12 or available operating history (if applicable)
- Pro forma and rehab / renovation budget with draw plan
- Schedule of real estate (for portfolios)
- Entity documents and sponsor track record
- Third-party reports as scoped during diligence (e.g., appraisal, inspections)
FAQs (short answers for rich results)
Do you finance primary residences or owner-occupied homes?
No. We focus on business-purpose residential real estate financing for investment properties and portfolios, not consumer mortgages or primary residences.
What types of residential properties are eligible?
We finance 1–4 unit investment properties, including single-family rentals, duplexes, triplexes, fourplexes, and small portfolios or scattered-site packages with a clear plan and exit.
Do you offer portfolio or blanket residential investment loans?
Yes. We can structure residential bridge loans across multiple properties under a single facility, subject to underwriting and collateral coverage.
Can you finance value-add and heavy rehab projects?
Yes. Many of our residential investment loans support value-add or heavy rehab strategies, with milestone-based draw schedules tied to your renovation budget and progress.
Do you work with short-term rental (STR) strategies?
In select markets and where regulations are clear, we can underwrite residential bridge loans that contemplate STR or mid-term rental income, using realistic assumptions and local rules.