About
Certain Lending is a technology-driven direct lender headquartered in Seattle, Washington, dedicated exclusively to real estate investors. Operating across 42 states plus the District of Columbia, Certain Lending offers a full suite of investor loan products: fix-and-flip, short-term bridge, ground-up construction, and 30-year DSCR rental loans for 1-10 unit residential properties, plus short-term rental, rental portfolio, and bank statement programs.
The firm was built software-first. Their stated goal is to standardize mortgage lending and correct market inefficiencies through technology, describing themselves as the first user of their own origination platform. In practice that shows up as fast online applications, virtual draw inspections rather than scheduled site visits, and closings in as little as 5 days on fix-and-flip and bridge loans.
Certain Lending has funded 5,300 loans totaling roughly $1.9 billion, with close to $970 million originated across 2,230 loans in the trailing twelve months. Their heaviest volume runs through Washington, Arizona, Florida, Ohio, and Texas. Foreign nationals are accepted at reduced LTV across programs, and no employment or income verification is required on any product. All loans are made to entities for business purposes. Rural properties, owner-occupied homes, raw land, and commercial properties fall outside their box.
Key Differentiators
Why investors choose this lender:
- 92.5% loan to cost with 100% of renovation financed - among the highest published leverage in the market on fix-and-flip, which keeps investor capital at close to a minimum
- Virtual draw inspections with 1 to 3 day funding - no scheduled site visit required, removing the single most common source of draw delay; construction draws fund in 3 to 4 business days
- No interest on undrawn renovation funds - an unspent rehab reserve costs nothing to carry, which materially improves hold-cost math on longer projects
- Close in as little as 5 days on fix-and-flip and bridge - software-first origination built to compete with cash offers rather than lose to them
- 5-10 unit multifamily on every program - fix-and-flip, bridge, DSCR, and portfolio loans all extend past the usual 1-4 unit ceiling
- Short-term rental financing via AirDNA market rents - DSCR can be calculated from AirDNA data instead of 12 months of operating history, opening the program to newly listed Airbnb and VRBO properties
- Foreign nationals accepted at reduced LTV - available across fix-and-flip, bridge, construction, and DSCR programs, with no employment or income verification on any product
Where They Lend
42 States + DC (excl. HI, IL, NV, ND, SD, UT, VT, WV)
Certain Lending is a nationwide direct lender operating in 42 states plus the District of Columbia, excluding Hawaii, Illinois, Nevada, North Dakota, South Dakota, Utah, Vermont, and West Virginia. Their heaviest volume runs through Washington, Arizona, Florida, Ohio, Texas, Georgia, California, Tennessee, Pennsylvania, and North Carolina. Rural properties, owner-occupied homes, raw land, and commercial properties are outside their box.
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Loan Types, Structures and Terms
$100,000 to $4,000,000
Typical Loan Amounts
5.75% to 11.75%
Typical Interest Rates
Fix-and-flip: up to 92.5% LTC with 100% of renovation financed, $100K to $1.5M, 6 to 18 months, 680 FICO. Bridge: up to 75% LTV (65% cash-out), $150K to $1.5M, 6 to 24 months, 680 FICO. Construction: up to 85% LTC and 65% of after-construction value, $200K to $1.5M, 12 to 24 months, 700 FICO. DSCR rental: up to 80% LTV (75% cash-out), $75K to $1.5M, 30-year fixed or ARM, 660 FICO. Pricing is set per deal on borrower experience and leverage.
Certain Lending funds fix-and-flip projects up to 92.5% loan to cost with 100% of renovation financed and no interest on undrawn funds. Loans run $100,000 to $1,500,000 on 6, 12, or 18-month terms, closing in as little as 5 days with draws funded 1 to 3 business days after virtual inspection.
| Fix & Flip Feature | Structure & Terms |
|---|
| Property Types | Single-family, townhomes, warrantable condos, 2-4 units, and 5-10 units. Investment properties only, no owner-occupied. Rural properties not eligible. |
| Loan Amount Range | $100,000 to $1,500,000 |
| Loan Term | 6, 12, or 18 months |
| Max Leverage | Up to 92.5% loan to cost with 100% financing of renovation |
| Interest Rate Range | 5.75% to 11.75% |
| Origination Fee | 0% to 3%. Pricing is set on borrower experience and leverage. |
| Interest on Renovation Funds | No interest on undrawn funds |
| Min Credit Score | 680 FICO. No recent foreclosures or bankruptcies. |
| Borrower Requirements | Entities only; a personal guarantee is customary. Foreign nationals allowed at reduced LTV. No employment or income verification. |
| Speed to Close | Close in as little as 5 days |
| Draw Funding | Virtual inspection. 1 to 3 business days from inspection to draw funding. Materials, labor, demolition, and customary soft costs reimbursable. |
Certain Lending finances ground-up residential and small multifamily construction from $200,000 to $1,500,000 on 12, 18, or 24-month terms, up to 85% loan to cost and 65% of after-construction value with 100% of the construction budget financed.
| Construction Feature | Structure & Terms |
|---|
| Project Types | Single-family, townhomes, 2-4 units, and ADUs. Larger projects considered. Investment properties only. Rural properties not eligible. |
| Loan Amount Range | $200,000 to $1,500,000 |
| Loan Term | 12, 18, or 24 months |
| Max Leverage | Up to 85% loan to cost and 65% loan to after-construction value, with 100% financing of the construction budget |
| Rate & Pricing | Contact for Rates. Pricing is set per deal on borrower experience and project details. |
| Min Credit Score | 700 FICO. No recent foreclosures or bankruptcies. |
| Speed to Close | Close in 2 to 3 weeks |
| Draw Funding | Virtual inspection. 3 to 4 business days from inspection to draw funding. Materials, labor, demolition, and customary soft costs reimbursable. |
Certain Lending offers 30-year DSCR rental loans from $75,000 to $1,500,000 at up to 80% LTV, fully amortizing or ARM, with no income or employment verification. Short-term rental and 3 to 10 property portfolio programs are also available.
| Rental DSCR Feature | Structure & Terms |
|---|
| Property Types | Single-family, townhomes, warrantable condos, 2-4 units, and 5-10 units. Investment properties only, no owner-occupied. |
| Loan Amount Range | $75,000 to $1,500,000 |
| Loan Term | 30-year term, fully amortizing for the entire term, or ARM available |
| Max LTV | Up to 80% LTV | 75% for cash-out |
| Rate & Pricing | Contact for Rates. Pricing is set per deal on loan to value, rental cash flow, and credit history. |
| Min Credit Score | 660 FICO. No recent foreclosures or bankruptcies. |
| Short-Term Rental Program | Airbnb and VRBO properties accepted. Up to 75% LTV (70% cash-out), 700 FICO. DSCR calculated from 12 months of operating history or AirDNA market rents. |
| Portfolio Program | 3 to 10 properties financed as a single loan | $150,000 to $5,000,000 | Up to 75% LTV (70% cash-out) | 680 FICO |
| Income Verification | No employment or income verification. Entities only; a personal guarantee is required. Foreign nationals allowed at reduced LTV. |
| Speed to Close | Close in 2 to 3 weeks. Appraisal with market rents required. BRRRR investors can model projected DSCR and cash-on-cash returns in the FlipperForce BRRRR Analyzer before committing to the refinance. |
Certain Lending bridge loans finance newly constructed or renovated properties that are vacant and stabilized but not yet eligible for permanent financing. Loans run $150,000 to $1,500,000 at up to 75% LTV on 6, 12, 18, or 24-month terms, closing in as little as 5 days.
| Bridge Loan Feature | Structure & Terms |
|---|
| Use Cases | Newly constructed or renovated properties that are currently vacant and stabilized and not yet eligible for permanent financing. Gives investors runway to lease, sell, or refinance into a DSCR exit. |
| Property Types | Single-family, townhomes, warrantable condos, 2-4 units, and 5-10 units. Average or better condition (C1 to C4). Investment properties only. Rural properties not eligible. |
| Loan Amount Range | $150,000 to $1,500,000 |
| Loan Term | 6, 12, 18, or 24 months |
| Max LTV | Up to 75% LTV | 65% for cash-out |
| Interest Rate Range | 5.75% to 11.75% |
| Origination Fee | 0% to 3%. Pricing is set on borrower experience and leverage. |
| Min Credit Score | 680 FICO. No recent foreclosures or bankruptcies. |
| Speed to Close | Close in as little as 5 days. Entities only; a personal guarantee is usually required. Foreign nationals allowed at reduced LTV. No employment or income verification. |
Don't lose the deal waiting on financing. Apply now and get pre-approved today.
Borrower Qualifications (Are you qualified?)
Certain Lending qualifies borrowers on asset value and deal structure across 42 states plus DC. No employment or income verification is required on any program. Minimum FICO varies by product: 660 on DSCR rental, 680 on fix-and-flip and bridge, and 700 on ground-up construction.
| Qualification Parameter | Lender Requirements |
|---|
| Experience Level | All experience levels accepted. Newer investors qualify; experienced investors with prior exits unlock higher leverage and preferred pricing. |
| Credit Requirement | Minimum FICO reviewed at application. Soft pull for initial quote. Asset value is the primary underwriting driver. |
| Income Verification | No W-2s or Tax Returns Required. Asset-based underwriting; personal DTI is not evaluated. |
| Entity Requirement | LLC or Corporation Required. All loans closed under a business entity. |
Underwriting Process (How long will it take to get approved?)
Certain Lending underwrites through a streamlined online portal with fast term sheet delivery. Dedicated account managers support borrowers from application through closing across their nationwide platform.
| Stage / Requirement | Process & Timelines |
|---|
| Initial Review | Online application reviewed within 1 to 2 business days; term sheet issued on qualifying files. |
| Property Valuation | In-house ARV and as-is value review using comparable sales data. Third-party appraisal required on select transactions. |
| Speed to Close | Loans close in as fast as 7 to 14 business days on a complete, organized file. |
| Document Checklist | Purchase contract, LLC formation documents, itemized scope of work, and proof of liquidity for down payment and closing costs. |
Draw Process (How long will it take to get draws?)
Certain Lending runs draws on a reimbursement basis with virtual inspection, funding in 1 to 3 business days after inspection on fix-and-flip loans and 3 to 4 business days on construction. Materials, labor, demolition, and customary soft costs are reimbursable. Build your FlipperForce Scheduler timeline around that turnaround to keep contractor payments on track.
| Operational Step | Methodology & Timelines |
|---|
| Draw System | Reimbursement-based. Investor completes a work phase, then submits a draw request for reimbursement upon inspection approval. Materials, labor, demolition, and customary soft costs are reimbursable. |
| Inspection Method | Virtual inspection. No on-site visit required, which removes the scheduling delay that stalls draws with third-party inspection queues. |
| Funding Turnaround | 1 to 3 business days from inspection to draw funding on fix-and-flip loans; 3 to 4 business days on ground-up construction. |
| Interest on Undrawn Funds | None. Interest accrues only on funds actually drawn, so an unspent renovation reserve costs nothing to carry. |
| Draw Fees | Not published. Confirm the current draw fee schedule with your Certain Lending contact at term sheet. |
