Investment property loans, market by market
We fund investors nationwide. These are 15 markets we know well enough to talk specifics — how deals get underwritten there, what moves an appraisal, and which structures actually work. Don't see yours? We still lend there.
Florida is our home state and the market we know block by block. No state income tax, sustained in-migration, and a construction pipeline that never really stops — but also the most insurance-sensitive underwriting in the country. Getting a Florida deal right means pricing wind, flood, and the 12–18 month construction clock honestly up front.
Orlando
Orlando pairs relentless in-migration with a tourism economy, which is why it supports long-term rentals and short-term strategies at the same time. Investors here compete on speed more than price — inventory that pencils moves in days, so financing that can close fast is worth more than a quarter point.
Tampa
Tampa Bay has been one of the strongest rent-growth metros in the country, and the bungalow stock in the urban core makes it a genuine flip market rather than just a buy-and-hold play. Insurance and flood zone are the underwriting variables that decide whether a Tampa deal actually pencils.
Jacksonville
Jacksonville is the affordability play in Florida: entry prices low enough that the rent-to-price ratio still works, on the largest land area of any city in the lower 48. That combination is why build-to-rent operators and out-of-state buy-and-hold investors keep concentrating here.
Miami
Miami runs on speed and on capital that understands foreign-national and entity borrowers. Price points are high, timelines are short, and a lot of the best deals never hit the MLS — so bridge financing that closes in days is often what wins the property.
Winter Park
Winter Park is our home market — we're headquartered on N Orlando Ave. It's supply-constrained and expensive per foot, which makes it a teardown-and-rebuild and high-end renovation market far more than a cash-flow rental market.
Cape Coral
Cape Coral has more platted vacant lots than almost any city in America, which makes it one of the most active ground-up construction markets in the state. Infill building on an existing lot is the dominant investor strategy here, not acquisition-and-rehab.
Ocala
Ocala pairs an equestrian economy anchored by the World Equestrian Center with an I-75 logistics corridor that has brought national distribution payrolls into a market still priced well below Orlando or Tampa. For investors it is primarily a ground-up market: Marion Oaks and Silver Springs Shores were platted into tens of thousands of individual lots decades ago and never fully built out.
Inverness
Citrus County offers some of the lowest entry prices left in the middle of the state, with demand driven by retirees and buyers priced out of Tampa rather than by speculation. The Suncoast Parkway extension shortened the run to Tampa and changed the math here; Citrus Springs and Beverly Hills carry the same unbuilt platted-lot inventory that makes Marion County a ground-up market.
Texas combines population growth with builder-friendly permitting, which is why so much ground-up and build-to-rent volume lands here. The catch is property tax: it's high enough that it materially changes DSCR math, so it has to be modeled from actual assessments rather than assumed.
Dallas
DFW's job growth and corporate relocations keep tenant demand deep, and the spread between renovated and unrenovated stock in the older ring suburbs is wide enough to support real flip margins. It's a market where volume investors operate, so financing that scales across multiple concurrent projects matters.
Houston
Houston has no zoning, which makes it unusually friendly to infill construction and lot-splitting strategies that simply aren't possible in most metros. Combined with an energy and medical employment base, it supports both build-to-rent and heavy renovation at scale.
San Antonio
San Antonio is the affordability counterweight to Austin — entry prices where the rent-to-price ratio still supports cash flow, with military and healthcare employment that keeps occupancy stable through cycles.
Georgia — Atlanta especially — is one of the most mature single-family rental markets in the country. Institutional capital proved the model here, which means data, management infrastructure, and exit liquidity are all better than in most emerging markets.
North Carolina pairs finance and tech employment in Charlotte and the Triangle with construction costs well below the coastal metros. That spread is why build-to-rent and ground-up construction have scaled here so quickly.
Tennessee has no state income tax and a Nashville market that rewrote the infill-construction playbook. It's a state where ground-up on a single lot can outperform buy-and-rehab, provided you understand the local zoning and short-term rental rules.
Arizona — effectively the Phoenix metro — is one of the highest-velocity investor markets in the country. Transaction depth means comps are trustworthy and exits are fast, which is exactly the condition under which short-term bridge and flip financing performs best.
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