Every lender in the market claims speed and flexibility. We offer something none of them can: institutional-grade underwriting before the loan — the same analysis that tells you whether your deal works is the one that structures the capital to fund it.
Every other lender runs your credit and checks a box. We run the deal first — feasibility, capital stack, construction budget, absorption — before we quote you a rate. You know if the deal works before you commit.
Advisory firms don't fund deals. Lenders don't do institutional underwriting. Bonica Capital does both. That means the same mind that tells you whether a deal works is the one structuring the capital to fund it.
We don't just submit your loan. We package it — pro forma, construction budget, market analysis, capital stack memo — the way institutional lenders expect to receive it. Deals packaged by Bonica Capital close faster and at better terms.
Same-day Go/No-Go on fix & flip and ground-up deals. Full underwriting delivered in 24–48 hours on commercial. We move fast because our process is built for speed — not because we're skipping steps.
Full-stack capital. Zero equity out of pocket.
We fund up to 100% of purchase and rehab costs for qualified investors — no equity contribution required when the deal is underwritten correctly. Most lenders approve the borrower. We approve the deal. That distinction is everything.
Income-based. Investor-friendly. No tax returns.
DSCR lending qualifies on the property's cash flow — not yours. We go further: before we quote you a rate, we model the full rental income scenario, stress-test the DSCR at multiple vacancy assumptions, and confirm the deal supports the debt. You get a loan that fits the asset, not a loan that fits a credit box.
From raw land to certificate of occupancy.
Ground-up construction is the highest-risk loan product in real estate — which is why most lenders either won't touch it or price it punitively. We underwrite it the way it should be underwritten: full construction budget review, draw schedule modeling, contractor vetting, and market absorption analysis before a single dollar is committed.
Institutional capital for institutional deals.
For acquisitions, bridge financing, and recapitalizations on commercial assets — office, retail, industrial, mixed-use, data centers, and adaptive reuse — we bring the same institutional underwriting discipline that drives our advisory work. We've modeled $642M capital stacks. We know what a commercial deal needs to look like before it goes to a lender.
Fill out the deal submission form. Takes 3 minutes. No commitment required.
We run a full Go/No-Go analysis on your deal — construction budget, market absorption, capital stack — and tell you if it works.
We prepare the complete loan package: pro forma, budget review, market analysis, and capital stack memo.
We identify the optimal loan product, structure, and terms for your specific deal and timeline.
Close in 7–30 days depending on loan type. With a properly packaged deal, there are no surprises.
Representative terms for qualified deals. All transactions are individually underwritten — final terms depend on deal quality, borrower profile, and market conditions.
| Product | Loan Size | LTC / LTV | Term | Rate Type | Close Time |
|---|---|---|---|---|---|
| Fix & Flip | $100K – $5M | Up to 100% LTC | 12–18 months | Interest-only | 7–14 days |
| DSCR | $100K – $5M | Up to 80% LTV | 30-yr fixed / ARM | Fixed or ARM | 14–21 days |
| Ground-Up Construction | $250K – $10M | Up to 90% LTC / 75% LTV | 12–24 months | Interest-only | 14–21 days |
| Large Commercial | $2M – $100M+ | Case-by-case | 12–36 months | Bridge / Perm | 21–30 days |
* All terms are indicative and subject to underwriting. DSCR minimum 1.0x considered on qualified assets. Investment properties only.
We lend across the United States with particular depth in Sun Belt growth corridors, Midwest value-add markets, and major coastal metros. Our institutional underwriting approach is market-agnostic — we model absorption, comparable sales, and rental demand for every deal regardless of geography. Whether you're flipping in Dallas, building in Phoenix, or acquiring a commercial asset in Chicago, we bring the same analytical rigor to every transaction.
Texas, Florida, Arizona, Georgia, Tennessee, North Carolina
Michigan, Ohio, Illinois, Indiana, Missouri, Wisconsin
New York, New Jersey, Pennsylvania, Massachusetts, Connecticut
California, Washington, Oregon, Nevada, Colorado
Not seeing your market? Submit your deal — we evaluate every geography on its own merits.
Real estate investor lending operates under a distinct regulatory framework from residential consumer mortgages. Business-purpose loans — including fix & flip, DSCR, and ground-up construction — are governed differently than owner-occupied financing. The following resources provide authoritative guidance on the lending landscape:
The Consumer Financial Protection Bureau provides regulatory guidance on real estate lending practices, disclosure requirements, and borrower protections applicable to investor loans.
consumerfinance.gov ↗Freddie Mac publishes institutional underwriting benchmarks for multifamily assets — the same standards that inform how we model DSCR and rental income for investor loans.
mf.freddiemac.com ↗PACE Nation is the leading industry association for Commercial Property Assessed Clean Energy (C-PACE) financing — a powerful tool we integrate into commercial capital stacks.
pacenation.org ↗Submit your deal details below. Jarred personally reviews every submission and responds within 1 business day with a same-day feasibility assessment and initial terms.