Our specialty
Small-Balance DSCR
30-year rental loans for the lower-priced homes that other lenders turn down.
- Loans $50,000–$74,999
- Home value $75,000+
- Qualify on rent, not income
Alabama-based private lender
Rental, rehab and tax deed loans, starting at $50K.
The same loan programs the national lenders offer, plus the ones they won't touch: $50K DSCR loans on $75K homes and Alabama tax deed rehabs with quiet title funded at closing.
$50KDSCR loan minimum
100%of rehab financed
Tax deedrehab + quiet title
Alabama-based private lenderWe make the lending decision
Investors lending to investorsReal people, real underwriting
Investors lending to investorsReal people, real underwritingStart here
What are you trying to finance?
Pick what the deal looks like and we will show you the program that fits.
Loan programs
One lender for every stage of the deal
Buy it, fix it, rent it, refinance it. Business-purpose loans for investors on 1–4 unit homes, multifamily and commercial property.
Rental
DSCR Rental
Long-term financing for single rentals and portfolios.
- Loans $75,000+
- Home value $100,000+
- 30-yr fixed, purchase or refi
Short-term
Fix & Flip
Purchase and renovation funds in one loan, funded from our own capital.
- 80% of purchase price
- 100% of rehab
- Up to 70% of ARV
Alabama only
Tax Deed Rehab
We fund the renovation and the quiet title on Alabama tax deed properties.
- Rehab funds + title clearing
- Quiet title escrow at closing
- You must already hold the deed
Short-term
Bridge
Close quickly now, then stabilize or refinance into a DSCR loan.
- Interest-only payments
- Purchase or refinance
- Rental, BRRRR, short-term rental
Construction
New Construction
Ground-up financing up to 85% of cost for spec homes and build-to-rent.
- Up to 85% of cost
- Up to 70% of completed value
- Lot equity counts
Wholesale
Transactional Funding
Same-day funds for double closings.
- No credit check
- 0.75% fee ($750 min)
- No fee if it doesn't close
Larger deals
Multifamily & Commercial
Bridge and term financing for 5+ unit and commercial properties.
- 5+ units
- Purchase or refinance
- Multifamily experience preferred
Tax deed rehab loans
Your tax deed has no clear title. We lend on it anyway.
Most banks and national lenders won't touch a property until the title is cleared. We fund the renovation and the quiet title action together, so you can fix the house while the title is being cleared.
Alabama tax deed properties
Before you apply: you must already hold the tax deed. We fund the rehab and quiet title, not the auction bid.
You win the deed
You buy the tax deed at the county sale and receive the deed.
We fund the rehab and the title work
Renovation funds are released in draws. A quiet title escrow is set up at closing and paid to the attorney.
The title is cleared
The quiet title action goes through the courts while your crew works on the house.
Sell it or keep it
Sell with a clear title, or refinance into one of our DSCR rental loans and keep the house.
Small-balance DSCR
A $75,000 house deserves a real rental loan too.
Many DSCR lenders set their minimum loan above $75,000. In a lot of Alabama markets, that rules out the houses that produce the best rent for their price. We go down to $50,000.
$50Kminimum loan
$75Kminimum home value
- Qualify on the property's rent, not your tax returns
- Close in your LLC
- 30-year fixed, fully amortizing
- The home must be rent-ready. If it needs work, start with a fix & flip or bridge loan and refinance later.
Quick DSCR check
DSCR = monthly rent ÷ monthly payment (principal, interest, taxes, insurance and HOA dues).
LTV–
Payment (PITIA)–
DSCR–
Who we work with
Built for investors and the people who bring them
Real estate investors
First flip or fiftieth door. We weigh your experience and the deal alongside your credit.
Get terms on your deal →Mortgage brokers
Your fee is shown on the settlement statement and paid at closing, and registered borrowers stay protected under your broker agreement.
Become a broker partner →Wholesalers
Same-day transactional funding and free proof-of-funds letters, so you can keep your deals moving.
Request proof of funds →Deals we have funded
Real files, real numbers
Borrower names left out. Figures are from closed loans.
Fix & Flip
Columbiana, AL (Shelby County)
- Purchase price
- $95,000
- Rehab budget
- $68,000 (100% financed)
- After-repair value
- $220,000
- Our loan
- $157,940
- Term
- 6 months, interest only
- Cash to close
- $14,250
Closed May 2026. Rehab funds released in draws as the work passed inspection.
Fix & Flip
Mobile, AL
- Purchase price
- $63,750
- Rehab budget
- $39,500 (100% financed)
- After-repair value
- $164,000
- Our loan
- $102,094
- Term
- 12 months, interest only
- Loan to ARV
- 62%
Four-bedroom house. Loan covered purchase, the full rehab budget and closing costs.
New Construction
Oneonta, AL (Blount County)
- Property
- New 4-unit building
- Our loan
- $255,000
- Payments
- Interest only
- Draws
- Released through construction
- Exit
- Refinance to long-term rental debt
Built and financed in our own back yard.
How it works
From deal to funded
Send us the deal
Address, price, rehab budget and your plan. Two minutes online or one phone call.
Get terms back
We tell you what we can lend, what it costs and what we need. Usually within one business day.
Underwriting and valuation
We order the valuation, review the file and send your conditions.
Close and fund
We close with your title company. Rehab and construction funds are released in draws.
Why Simple Funding
Investors lending to investors
We buy the same deals you do
Flips, rentals, new construction and tax properties. When you explain your deal, you are talking to someone who has done it.
Our own capital on the line
Fix and flip loans are funded from our own funds and our line of credit, so the decision is ours to make.
The loans other lenders pass on
$50,000 rental loans and Alabama tax deeds with no clear title. These are our specialty, not an exception.
“Simple Funding was able to fund my deal when no one else could! Highly recommend.”
“I was able to fund my tax deed rehab and clear the title – these guys are experts in their field.”
Where we lend
Our lending map, by program
| Program | Where we lend |
|---|---|
| Small-Balance DSCR | Nationwide, some states excluded |
| DSCR Rental | Nationwide, some states excluded |
| Fix & Flip | AL, AR, CO, DC, FL, GA, IL, IN, KY, MA, MD, MI, MO, MS, NC, OH, PA, SC, TX, VA |
| Tax Deed Rehab | Alabama only |
| Bridge | AL, AR, CO, DC, FL, GA, IL, IN, KY, MA, MD, MI, MO, MS, NC, OH, PA, SC, TX, VA |
| New Construction | AL and select states |
| Transactional Funding | Nationwide except CA, NY, UT |
| Multifamily & Commercial | AL, FL, GA, IN, KS, KY, MO, NC, NM, OH, PA, SC, TX, VA |
Don't see your state? Call 205-557-1226 — we add markets as our capital partners do.
Current borrowers
Manage your loan
Make a payment, request a draw or get a payoff statement. No phone call needed.