Capital Advisor is an independent capital advisor helping real estate investors exit hard money and bridge loans into long-term DSCR financing, and fund investor new construction — by shopping multiple capital partners, not a single lender box.
Jose Pintor · Capital Advisor · Houston DSCR refinance & hard money exit loan desk
Loan size range reflects common program menus Capital Advisor shops — not a personal credit limit. Soft-quote and close timings are targets, not guarantees. Programs vary by capital partner, property, credit, and file completeness.
Share the basics on your hard money exit, DSCR purchase, new construction, or bridge. Capital Advisor reviews and targets a soft-quote conversation within about a day. No obligation; programs vary by partner.
Short-term hard money and bridge loans are built for speed and rehab — not long holds. A DSCR refinance (hard money exit loan) typically stretches the debt to ~30 years based on rent coverage, which can cut monthly pressure and remove balloon risk once the asset is stabilized.
| Factor | Hard money / bridge (before) | DSCR refinance (after) |
|---|---|---|
| Typical term | 6–24 months | Up to ~30 years (fixed / ARM / IO options vary) |
| Qualification | Asset + exit plan; often higher rates | Property DSCR (Rent ÷ PITIA); usually no W-2 |
| Balloon / maturity risk | Yes — must refinance or sell | Long amortizing term; no short balloon |
| Best use | Acquire, rehab, bridge | Hold as rental; recycle capital |
| Cash-out | Limited / equity trapped in short term | Often available subject to LTV & seasoning overlays |
| Entity (LLC) | Common | Common / often preferred |
Illustrative comparison for education only — not a rate quote or underwriting commitment. Actual terms, LTV, DSCR floors, and cash-out eligibility vary by capital partner and file.
A DSCR loan is an investment-property mortgage underwritten primarily on the property’s Debt Service Coverage Ratio — how rent covers the proposed payment — rather than the borrower’s personal W-2 or tax returns. Investors use DSCR to buy or refinance rentals, including hard-money exits, through LLCs in many cases.
Capital Advisor does not publish a single locked credit box. Below are illustrative market ranges observed across publicly marketed investor DSCR and construction programs — useful for planning, not guarantees. Final overlays belong to the capital partner on your file.
Programs vary Ranges are composite education from public lender menus (2026 market survey) — not Capital Advisor underwriting guidelines and not a commitment to approve or price any loan.
Four core paths cover most investor needs Capital Advisor shops: refinance hard money into DSCR, buy rentals on DSCR, build ground-up, or use short-term bridge / fix & flip capital that feeds a later takeout.
Take out bridge or flip debt into long-term, rent-qualified DSCR. Ideal after rehab and lease-up — or when a balloon is approaching.
Acquire a rental using property cash flow for qualification. LLC-friendly path for buy-and-hold and BRRRR recycles.
Spec and build-to-rent financing with draws, LTC/ARV framing, and experience-tiered leverage through shopped partners.
Short-term capital to acquire and improve — designed to feed a DSCR hard money exit once the asset stabilizes.
Investor new construction loans fund land and vertical builds — often for spec or build-to-rent — using loan-to-cost and/or after-repair (completed) value limits, draw inspections, and experience tiers. Capital Advisor shops partners that fit your plans and track record, then plans the DSCR or sale exit.
Spec builds target resale; BTR targets stabilized rental (often with a planned DSCR takeout). Partner menus and leverage can differ — tell us the exit first.
Public menus often frame land LTC, construction budget coverage, and max ARV/completed-value caps. Experience tiers can raise leverage. Exact numbers are partner-specific.
Terms commonly run 12–24 months. Expect plans, budget, permits, builder info, and inspection draws. Ready to talk construction? Use the form or call.
Four steps: submit the deal, receive a soft-quote target (~24 hours), complete appraisal/title/underwriting with the matched partner, then aim for a file-ready close target around 10 business days when conditions clear. Timelines are targets — not guarantees.
Form or call: purpose, address/city, value, optional rent, and any balloon date.
~24 hours to feedback or a soft quote path after shopping capital partners.
Partner orders valuation/title; you supply entity, insurance, leases or STR data.
~10 business days file-ready close target once conditions clear — varies by file.
Straight answers on DSCR refinance, LLC borrowing, short-term rentals, seasoning, and new construction — the objections investors raise most before booking a call.