Frequently Asked Questions
Loan Types & Property Criteria
FasterFunds Lending provides financing for non-owner occupied residential investment properties, including those intended for fix-and-flip or buy-and-hold strategies.
We lend on:
Single-family homes (including condos and townhomes)
*Multifamily properties with up to 4 units
*We’re happy to consider 1–4 unit properties as long as the deal makes sense.
No, we do not offer long-term financing. We specialize in 6-month interest-only bridge loans, which are perfect for short-term projects like fix-and-flip or buy-and-hold investments.
However, if you’re looking for long-term financing options, please visit our preferred competitive long-term lenders here.
It depends. We can fund foreclosures and trustee sales if the property meets the following requirements:
The sale is handled by a licensed title company
We are able to walk through the property prior to funding (we walk every property we lend on)
The property must have clear title
We must be in first lien position
If you’re unsure whether a specific deal qualifies, feel free to reach out! (636) 223-4262
Do you have a minimum loan amount?
We do not have a set minimum loan amount, but we do require that there are strong retail comps to support the deal.
Our typical loan amount is $90,000 and above, but we’re always open to discussing your specific project.
📞 Give us a call to talk through your options—we’re happy to help!
Application Process
Loan Terms & Inspections
No, we do not require a formal appraisal on the properties we lend on. However, we must complete a walkthrough of the property before we can approve the loan.
This helps us assess the property’s condition and ensure the deal makes sense.
Our inspector, Don, will handle your property inspections. You’ll receive an email or text from him to schedule your first visit.
Don typically conducts his first inspection about 4 weeks after closing (depending on his schedule), and then once a month until the property is listed or refinanced.
What is Don looking for?: Don is taking pictures and looking for progress points.
Per the promissory note, the interest rate increases to 18% if the loan extends beyond 6 months. However, if you’re making good progress, paying on time, and maintaining communication with us, we may be able to offer other options.
No. We want borrowers to be as successful as possible and not hold onto a property longer than they need to.
No. FasterFunds Lending provides loans to non-owner occupants.
Once we have all the requested materials, the application process typically takes 24 to 48 business hours.
After approval, we can provide a Proof of Funds letter right away to help you move quickly on your next deal.
Click on the Apply for a Loan tab up top and start the application process today!
To apply for a loan with FasterFunds Lending, please have the following documents ready:
A completed application
A valid Driver’s License or State-issued ID
Three months of bank statements showing at least $15,000 in available reserves
LLC documentation (if purchasing through an LLC), including:
Operating Agreement
Articles of Organization
- Most Recent Personal Tax Returns
Having these documents prepared will help us process your application quickly and efficiently.
No, we process each application at the individual level, so you’ll need to provide your Social Security Number. We evaluate the borrower and their personal finances separately from the business.
That said, you can still purchase the property in your LLC—we just underwrite the individual behind the deal.
Yes, we do check credit, but we do not have a minimum credit score requirement. We look at the overall financial picture of each applicant, not just the score alone.
We do like to see that there are no delinquent accounts on your credit report, as this shows financial responsibility.
Please note: This is a hard credit pull, which may have a small impact on your credit score.
Basic borrower/property qualifications
- Borrower must be investing in the St. Louis metro on the Missouri side only
- Loan must be for a business-purpose investment property, not owner-occupied
- We typically work with investors doing:
- fix and flips
- BRRRRs
- rental property purchases
- some wholesale deals
Property/location fit
- Property needs to be in an area with solid retail comps
- Main lending areas are usually:
- St. Louis County
- St. Louis City
- St. Charles County
- sometimes parts of Jefferson, Lincoln, Franklin, and Warren County
- We do not lend in Illinois
- Mostly 1–4 unit residential investment properties
- We do not lend on commercial or large multifamily
Deal qualifications
- Up to 75% of ARV
- Can lend up to 100% of purchase and 100% of rehab, as long as total loan stays within that ARV limit
- Standard term is usually 6 months, interest-only
- No appraisal
- We personally walk every property we lend on
Borrower strength
- Credit is looked at, but it is not just about score
- Preferred credit is generally 620+
- Must have cash reserves of $15,000 over a consecutive of 3 months.
- Likely hard no’s
- Owner-occupied properties
- Personal-use loans
- Illinois deals
- Areas with weak or no comps
- Stagnant markets
- Deals that are overleveraged
Business Structure & Location
Do I have to purchase in an LLC?
No, you do not have to purchase in an LLC—it’s completely optional.
However, there are both pros and cons to buying property under an LLC, especially when it comes to liability protection, taxes, and long-term strategy.
The St. Louis Metro area, on the Missouri side. We typically lend in St. Louis County, St. Charles County, and St. Louis City. We will also lend in parts Jefferson, Lincoln, Franklin and Warren County. 🗺
General
Our hard money lending program is a short term business loan for rehabbers and landlords. Our program is specifically looking for 3 types of borrowers.
- First are rehabbers. There are two types of rehab borrowers we look for. The first is someone who does the work themself and then sells the house on the retail market. The second is someone who acts as general contractor and funds the rehab themself while having a full time job.
- Second are wholesalers who can’t shop a property before closing on the property or will make more if they close on the house, clean it up and list it on the MLS.
- Third are landlords who are looking to buy a house at a discount, fix the house up and refinance the house out with a long term lender. If landlord borrowers go this route, they don’t have to put 20% down like they would with a traditional lender as long as they buy a house at a discount.
Where are you located?
Our office is located at:
830 Waterbury Falls Drive
O’Fallon, MO 63368
📍 View on Google Maps (link can be updated with your exact pin)
🕘 Office Hours:
Monday – Friday | 9:00 AM – 5:00 PM
Feel free to stop by during business hours or contact us to schedule an appointment—we’re always happy to chat real estate!