Success stories

Real Investors. Real Deals. Real Results.

First-time investors, credit-challenged landlords, and experienced portfolio owners. Every deal started with getting the foundation right.

First-Time Investors | High Point, NC

$135,000Fix-to-RentBRRRR StrategyClosed in 15 Days

Two Friends. One LLC. Their First Investment Property. Closed in 15 Days.

Two friends working full-time jobs decided they were done watching other people build wealth through real estate. They formed an LLC together and started looking for their first deal.

When a single-family home came available in High Point, NC, they ran the numbers carefully. The property needed work — but the after-repair value and local rental rates told a clear story: fix it, and it would cash flow.

The challenge: they were first-time investors with no real estate track record. Most lenders want experience. We found a path.

We structured a $135,000 fix-and-flip loan covering both the purchase price and the full renovation — with their LLC as the borrowing entity. We closed in 15 days.

Once the renovation was complete, we refinanced them into a long-term DSCR rental loan — qualifying on the property's rental income, not their W-2s.

They now own a cash-flowing rental property in their LLC. First deal. Done correctly.

What made this possible

$135,000 in financing covering purchase and full rehab
Fix-and-flip loan structured for first-time investors with no track record
LLC as the borrowing entity from day one
DSCR refinance into permanent rental financing
15-day close on the acquisition loan

7-Property Landlord | Virginia

$325,000Cash-Out RefinanceLLC RestructuredClosed in 25 Days

She Had an LLC. Her Properties Were All in Her Personal Name. She Didn't Know the Difference.

She owned seven investment properties in Virginia. She had a business entity. She had an EIN on file. She had been investing for years. By every outward appearance, she was a serious, established landlord.

But when she came to us, three of her units sat vacant and needed repairs, her credit had taken significant damage, and three banks had already turned her down for financing.

We looked deeper.

Her LLC existed — but it was essentially a shell. Every single one of her seven properties was still titled in her personal name. The entity she believed was working for her was not aligned with how the properties were actually held. And her operating agreement — the foundational document that governs how an LLC operates — had never been created.

She had done what thousands of investors do: formed the LLC, checked the box, and moved on — without ever actually transferring her assets into it or documenting how the entity was supposed to function.

Before we submitted a single loan application, we got to work on the foundation.

We identified the structural and documentation gaps affecting her financing, then coordinated with her and appropriately qualified professionals to address them: reorganizing how the portfolio was held across entities, titling the properties into her LLC, obtaining an official copy of her EIN from the IRS, and preparing her operating agreement.

Only then did we go to the lending market.

With her structure corrected and her documentation complete, we closed a $325,000 cash-out refinance across two properties — a four-family and a single-family rental — in 25 days.

The proceeds rebuilt her position. She caught up on her obligations. Funded the rehabilitation of two vacant units. Both are now rented. A third cash-out refinance is already in progress.

What we did before the loan

Coordinated the reorganization of portfolio structure across entities
Coordinated retitling of all properties from personal name into the LLC
Coordinated obtaining her EIN copy directly from the IRS
Coordinated preparation of her operating agreement

What we did for the financing

$325,000 cash-out refinance across two properties simultaneously
Closed in 25 days despite significant credit challenges
Structured around property equity, not credit score alone

5-Property Portfolio | Durham, NC

$275,000Cash-Out RefinanceLLC FormationClosed in 22 Days

5 Properties. Major Credit Issues. No LLC. Here's Everything We Had to Do.

He owned five investment properties in Durham, NC. He needed capital — several units were vacant and needed significant rehab. He had serious credit challenges. And all five properties were sitting in his personal name.

That last part was the problem nobody had addressed yet.

When you own investment properties in your personal name, every one of them is a personal liability. If something goes wrong on any property, your personal assets are exposed. And from a financing standpoint, properties in your personal name with credit challenges make an already difficult situation nearly impossible.

Before we talked about a single loan, we talked about structure.

We identified the gaps and coordinated with him and appropriately qualified professionals to form and structure an LLC, then to transfer all five properties into that entity — methodically, correctly. That step changed what lenders would consider when we brought his deal to market.

With the foundation in place, we closed a $275,000 cash-out refinance in 22 days.

The capital went to work immediately. He rehabbed the units that had been sitting vacant. Rental income was restored. And because his position was now stronger — properly structured, cash-flowing — he used the remaining funds to purchase a new investment property.

One engagement. Four outcomes.

What made this possible

LLC formation coordinated with qualified professionals before financing was discussed
Transfer of all 5 properties from personal name into the LLC coordinated
$275,000 cash-out refinance despite significant credit challenges
22-day close from start to funding
Proceeds used to rehab vacant units and acquire a new property

Past transactions do not guarantee approval, loan terms, closing time, or future results. Every transaction is subject to individual lender underwriting, property review, borrower qualifications, program availability, and verification. Certain identifying details may be limited or modified to protect borrower privacy.

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