Built for investors.
Open to brokers.
K3 Ledger finances business-purpose real estate: flips, rentals, ground-up, bridge and commercial. We work directly with investors and builders, and we co-broker with other brokers who want a second set of lenders on their deals.
Who we work with
First deal or fiftieth, we match the structure to your experience, liquidity and exit. More track record usually means more leverage.
Fix-and-flip investors
Purchase and rehab financing with draws as the work gets done. Newer investors welcome; leverage scales with experience.
Rental investors
DSCR loans that qualify on the property's rent, not your tax returns. Single doors, small multifamily and portfolios.
Builders & developers
Construction financing for single family and multifamily up to 12 units, plus larger commercial and multifamily projects.
Commercial investors
Multifamily up to 100 units, mixed-use, retail and other income-producing property, up to $50M.
Wholesalers & assignment buyers
Fast-closing purchase money for assignments and contracts with tight timelines. Bring the contract and the numbers.
Agents & repeat clients
Agents with investor buyers, and borrowers coming back for the next deal. Repeat borrowers skip the re-intake; we already have your file.
What we finance
Headline terms for each program. Every deal is underwritten on its own numbers.
| Program | Leverage | Typical use |
|---|---|---|
| Fix & Flip | Up to 95% LTC / 75% ARV | Purchase plus rehab, 12–18 month terms |
| Bridge | Up to 75% LTV | Fast purchase, payoff or hold before a refinance or sale, 12–24 months |
| DSCR Rental | Up to 85% LTV purchase | Long-term rental financing, 30-year terms |
| Ground-Up Construction | Up to 90% LTC / 75% LTV | Single family and multifamily up to 12 units, 12–24 months |
| Commercial & Multifamily | Up to 75% LTV | Up to 100 units and $50M; purchase and construction |
| Refinance & Cash-Out | 85% rate-and-term / 75% cash-out | Pay off a hard money loan or pull equity; 15- and 30-year fixed |
What makes a deal move fast
Lenders say yes fastest when the numbers and the story line up.
- Real equity in the deal, with an ARV backed by recent sold comps
- A clear exit: sell, refinance or hold
- Cash to close plus reserves, shown on recent bank statements
- A realistic rehab or construction budget and timeline
- Investment property held in an LLC or other entity
- Owner-occupied homes. If you or family will live there, it doesn't qualify.
- Consumer loans. No primary residence mortgages or personal loans.
Bring us the deals your lenders passed on
If you've got a borrower and a deal but no lender that fits, send it over. We work alongside other brokers, add our lender relationships to the deal and get it closed without taking your client.
No circumvention
We don't market to or poach your borrower. You stay in the loop on every update, and we'll sign a non-circumvention agreement on request.
Clear compensation
Fee split is agreed in writing before we submit, paid at closing and shown on the settlement statement.
Packaging & lender match
We structure the deal, package it and shop our lenders, then keep you posted from term sheet to funding.
Best fits for co-brokering: deals outside your lenders' box, higher leverage requests, construction, commercial and multifamily up to 100 units, and tight closing timelines. Compensation is paid only where permitted by applicable law and licensing.
Before you send a deal
Do you work with first-time investors?
Yes. Leverage and terms depend on experience, liquidity and the deal itself, so newer investors may need a little more cash in. We'll tell you what's realistic up front.
Where do you lend?
We're based in Dallas and finance investor deals nationwide.
Do you charge upfront fees?
No upfront fees from K3 Ledger. Lender costs like the appraisal are spelled out on the term sheet before you commit.
I'm a broker. Will you contact my borrower directly?
Only with your OK, and you're copied on everything. The relationship stays yours.
Are you the lender?
No. K3 Ledger is a loan broker. We structure the deal and match it with the private and hard money lenders most likely to close it.
Got a deal that fits?
Send the numbers. We'll tell you how we'd structure it and which lenders fit.