Best Bridge Loan Lenders
for Real Estate Investors: 2026
Compare bridge loan lenders and capital resources for real estate investors. See when capital structure review matters before applying to any lender.
10
Lenders Reviewed
Bridge
Core Product
2026
Edition
Exit Strategy First
A bridge loan without a clear exit plan is a bridge loan with refinance risk built in from day one.
Quick Summary
Bridge loans are short-term capital for acquisition, renovation, or stabilization before a longer-term exit.
Not all bridge programs serve the same investor profile or deal type. Exit strategy clarity and capital structure planning before applying reduce deal risk significantly.
Asset-based, not income-based
Exit strategy is the core evaluation
Capital structure affects lender fit
Bridge loans are short-term financing tools investors use to acquire, reposition, or stabilize a property before a longer-term exit. This guide covers lenders and capital resources that serve real estate investors, and explains when deal complexity makes capital structure review useful before applying anywhere.
Not all bridge programs are designed for the same investor profile or deal type. Program fit, exit strategy clarity, and capital structure planning all affect which lender is the right starting point.
This list is not a ranking or endorsement. Bridge loan programs, leverage limits, and guidelines change frequently. Always verify current terms directly with any lender or platform. Nothing on this page constitutes a loan commitment, approval, or guarantee of any kind. Company names and marks are used for identification and educational comparison only.
What to Look For in a Bridge Loan Lender
Not all bridge loan programs are designed for the same investor profile or deal type. Before evaluating individual lenders, it helps to understand three core dimensions that vary significantly across programs and that affect whether a given lender is the right fit for your deal.
Loan-to-Cost vs. Loan-to-Value
Bridge lenders typically underwrite to one of two metrics, or a combination of both. Loan-to-cost (LTC) measures the loan amount relative to the total project cost, including purchase price and renovation budget. Loan-to-value (LTV) measures the loan amount against the current appraised value of the property. For renovation projects, these can produce very different loan amounts, and understanding which metric a lender uses directly affects how much of the project the loan will cover.
Exit Strategy Requirements
Bridge lenders want to understand how and when they will be repaid. The two primary exits are a sale of the property or a refinance into longer-term financing. Lenders who offer bridge-to-DSCR programs may evaluate both the bridge and the anticipated DSCR exit when underwriting the initial bridge loan. Having a clear, credible exit, and being able to articulate it to the lender, is one of the most important parts of a bridge loan application.
Rehab Budget and Draw Structure
When a bridge loan includes a renovation budget, lenders typically hold those funds in a construction holdback and release them in draws as work is completed and inspected. The draw process (how many draws are allowed, how quickly they are released, and what documentation is required) varies meaningfully across lenders. For investors doing significant renovations, the efficiency of the draw process can have a real impact on project cash flow and timeline.
Speed Priority
- Digital platform lenders
- Automated valuations
- Standardized programs
- Best for clean residential deals
Structure Priority
- Capital structure review first
- Exit strategy verification
- Gap funding coordination
- Best for complex or layered deals
Bridge Loan Lenders and Capital Resources
The following list includes direct lenders who originate bridge and investor loans, one investor financing company, and one private capital advisor. No rates, leverage limits, or approval criteria are stated here. Those details change and should be verified directly with each company.
1. Kiavi
Kiavi focuses on residential investor properties, offering bridge and fix-and-flip loan programs for single-family and small multifamily assets. Their platform is designed around a digital-first intake and underwriting process. Kiavi is a commonly referenced name among investors looking for institutional bridge capital on 1-4 unit residential investment properties.
2. Lima One Capital
Lima One Capital offers multiple product lines for real estate investors, including bridge loans, DSCR loans, fix-and-flip financing, and new construction programs. Their national reach and range of products make them a frequently referenced option for investors who want to work with a single institutional lender across different deal types.
3. RCN Capital
RCN Capital provides bridge and DSCR loan programs geared toward experienced residential real estate investors. Their programs cover single-family and small multifamily assets, and they have a presence across multiple states. RCN operates both direct-to-borrower and through a correspondent and broker channel.
4. New Silver
New Silver is a technology-driven lending platform focused on fix-and-flip and bridge loan programs for residential investors. Their underwriting process uses automated valuation and decision tools to provide faster preliminary feedback. Designed primarily for investors working on residential value-add and short-term repositioning projects.
5. Ascension Private Capital
Ascension Private Capital helps real estate investors secure bridge and private capital for deals that need the right lending or capital partner. APC reviews the deal, helps organize key documents, and works to connect investors with the appropriate capital source when there may be a fit.
APC is useful for both straightforward and more complex funding requests, including deals with tight closing timelines, refinance exits, funding shortfalls, or documents that need to be organized before a lender reviews the file.
Final terms and approvals are determined by the lender or capital partner.
6. Easy Street Capital
Easy Street Capital offers bridge and DSCR loan programs designed for real estate investors. Known in the investor community for an investor-focused service approach, they cover residential investment properties with programs across multiple loan types. Based in Austin, Texas with national lending activity.
7. ABL (Asset Based Lending)
ABL (Asset Based Lending) focuses on bridge and fix-and-flip loan programs for residential real estate investors. Their programs are designed around asset value and project fundamentals rather than personal income documentation. Active primarily in the northeast and mid-Atlantic, with expanding coverage.
8. CV3 Financial Services
CV3 Financial Services has offered bridge and multifamily capital for real estate investors. As with any lender in this space, program availability and guidelines should be verified directly before applying. Lender status and product offerings change.
9. Temple View Capital
Temple View Capital offers bridge, fix-and-flip, and investor rental financing programs for residential real estate investors. Their product range covers short-term bridge capital and longer-term investor financing options. As with all lenders on this list, program availability, guidelines, and coverage should be verified directly before applying.
10. CoreVest
CoreVest provides investor financing programs that include rental portfolio loans, bridge financing, and other products for residential real estate investors. CoreVest is most commonly referenced for rental portfolio and DSCR-style financing at scale, but investors comparing bridge exits, long-term rental financing, and portfolio options may find it relevant to evaluate alongside other programs. Verify current product availability and guidelines directly.
Decision Framework
Best Fit by Scenario
Clean residential flip, known exit
Apply directly to a bridge lender
Bridge-to-DSCR with uncertain exit timing
Get the deal reviewed before committing
Funding gap between loan proceeds and total cost
Review capital stack before applying
Loan maturity approaching without refinance path
Capital structure review immediately
Multiple property types or non-standard asset
Advisor review to identify right lender
How to Compare This List
Direct lenders work well when an investor already knows which product they need and their deal fits within that lender's guidelines. APC may be a better first step when the deal has moving pieces, when the right funding path is unclear, or when the investor needs help organizing the scenario before engaging a lender. The chart below is organized around those decision criteria.
| Company / Resource | Best Fit | Funding Options | When It Helps | Investor Support | Next Step |
|---|---|---|---|---|---|
| Kiavi | Investors who already know they need a bridge or fix-and-flip product on a residential property | Kiavi's own bridge and fix-and-flip programs | May work for straightforward residential bridge and fix-and-flip scenarios | Standard lender intake and underwriting process | Apply directly via their platform |
| Lima One Capital | Investors who want bridge, DSCR, fix-and-flip, or new construction from one lender | Lima One's own product lineup across multiple loan types | May work for investors who fit within their product guidelines | Standard lender intake and underwriting process | Apply directly; national reach |
| RCN Capital | Experienced investors seeking bridge and DSCR products on residential assets | RCN's own bridge and DSCR programs | May work for investors who fit RCN's borrower and property guidelines | Standard lender intake and underwriting process | Apply directly or through approved correspondents |
| New Silver | Investors who prefer a tech-driven digital underwriting process for residential projects | New Silver's own platform and programs | May work for straightforward residential value-add and repositioning projects | Standard lender intake; automated valuation tools | Apply via their online platform |
| Ascension Private Capital | Investors looking for the right bridge or private capital option for their deal | Bridge, DSCR, gap/shortfall, business funding, commercial/multifamily, and private capital options when applicable | Helpful when timing, leverage, exit strategy, documents, or funding gaps affect the funding path | APC reviews the deal, helps organize key documents, and works to connect investors with the right lending or capital partner when there may be a fit | Submit your funding request through APC's secure portal |
Easy Street Capital | Investors seeking bridge and DSCR products with an investor-focused service approach | Easy Street's own bridge and DSCR programs | May work for straightforward residential investor scenarios | Standard lender intake and underwriting process | Apply directly |
ABL (Asset Based Lending) | Investors focused on bridge and fix-and-flip on residential assets in their coverage area | ABL's own bridge and fix-and-flip programs | May work for asset-based residential bridge and fix-and-flip scenarios | Standard lender intake and underwriting process | Apply directly |
CV3 Financial Services | Investors seeking bridge and multifamily capital (verify current program availability directly) | CV3's own available programs (verify directly) | Verify current programs and guidelines directly before applying | Standard lender intake and underwriting process | Contact directly to verify current programs |
| Temple View Capital | Investors seeking bridge, fix-and-flip, or investor rental financing on residential properties | Temple View's own bridge, fix-and-flip, and investor rental programs | May work for investors who fit within their residential investor program guidelines | Standard lender intake and underwriting process | Apply directly or contact to verify current programs |
| CoreVest | Investors comparing rental portfolio, bridge, and investor financing options at scale | CoreVest's own investor financing programs | May be relevant for investors evaluating bridge exits, DSCR, and portfolio financing options | Standard lender intake and underwriting process | Contact directly to verify current programs and product availability |
Kiavi
- Best Fit
- Investors who already know they need a bridge or fix-and-flip product on a residential property
- Funding Options
- Kiavi's own bridge and fix-and-flip programs
- When It Helps
- May work for straightforward residential bridge and fix-and-flip scenarios
- Investor Support
- Standard lender intake and underwriting process
- Next Step
- Apply directly via their platform
Lima One Capital
- Best Fit
- Investors who want bridge, DSCR, fix-and-flip, or new construction from one lender
- Funding Options
- Lima One's own product lineup across multiple loan types
- When It Helps
- May work for investors who fit within their product guidelines
- Investor Support
- Standard lender intake and underwriting process
- Next Step
- Apply directly; national reach
RCN Capital
- Best Fit
- Experienced investors seeking bridge and DSCR products on residential assets
- Funding Options
- RCN's own bridge and DSCR programs
- When It Helps
- May work for investors who fit RCN's borrower and property guidelines
- Investor Support
- Standard lender intake and underwriting process
- Next Step
- Apply directly or through approved correspondents
New Silver
- Best Fit
- Investors who prefer a tech-driven digital underwriting process for residential projects
- Funding Options
- New Silver's own platform and programs
- When It Helps
- May work for straightforward residential value-add and repositioning projects
- Investor Support
- Standard lender intake; automated valuation tools
- Next Step
- Apply via their online platform
Ascension Private Capital
- Best Fit
- Investors looking for the right bridge or private capital option for their deal
- Funding Options
- Bridge, DSCR, gap/shortfall, business funding, commercial/multifamily, and private capital options when applicable
- When It Helps
- Helpful when timing, leverage, exit strategy, documents, or funding gaps affect the funding path
- Investor Support
- APC reviews the deal, helps organize key documents, and works to connect investors with the right lending or capital partner when there may be a fit
- Next Step
- Submit your funding request through APC's secure portal
Easy Street Capital
- Best Fit
- Investors seeking bridge and DSCR products with an investor-focused service approach
- Funding Options
- Easy Street's own bridge and DSCR programs
- When It Helps
- May work for straightforward residential investor scenarios
- Investor Support
- Standard lender intake and underwriting process
- Next Step
- Apply directly
ABL (Asset Based Lending)
- Best Fit
- Investors focused on bridge and fix-and-flip on residential assets in their coverage area
- Funding Options
- ABL's own bridge and fix-and-flip programs
- When It Helps
- May work for asset-based residential bridge and fix-and-flip scenarios
- Investor Support
- Standard lender intake and underwriting process
- Next Step
- Apply directly
CV3 Financial Services
- Best Fit
- Investors seeking bridge and multifamily capital (verify current program availability directly)
- Funding Options
- CV3's own available programs (verify directly)
- When It Helps
- Verify current programs and guidelines directly before applying
- Investor Support
- Standard lender intake and underwriting process
- Next Step
- Contact directly to verify current programs
Temple View Capital
- Best Fit
- Investors seeking bridge, fix-and-flip, or investor rental financing on residential properties
- Funding Options
- Temple View's own bridge, fix-and-flip, and investor rental programs
- When It Helps
- May work for investors who fit within their residential investor program guidelines
- Investor Support
- Standard lender intake and underwriting process
- Next Step
- Apply directly or contact to verify current programs
CoreVest
- Best Fit
- Investors comparing rental portfolio, bridge, and investor financing options at scale
- Funding Options
- CoreVest's own investor financing programs
- When It Helps
- May be relevant for investors evaluating bridge exits, DSCR, and portfolio financing options
- Investor Support
- Standard lender intake and underwriting process
- Next Step
- Contact directly to verify current programs and product availability
When to Think About the Capital Stack Before Applying
Going directly to a bridge lender makes sense when the scenario is clear: defined property, defined exit, clean credit and liquidity, no unusual capital structure requirements. In those situations, applying directly to a lender on the list above is typically the right first step.
There are scenarios, however, where the capital stack question comes before the lender selection question. Three of the most common are described below.
Bridge-to-DSCR Risk
The bridge-to-DSCR strategy is common, but it is not automatic. A bridge loan that closes without a clear DSCR exit path is a bridge loan with refinance risk built in from day one. Investors who plan the DSCR exit before the bridge closes understand what the property needs to appraise at, what rent it needs to generate, and which DSCR programs would work for that asset type.
If the bridge-to-DSCR exit is uncertain, getting capital structure review before applying for the bridge loan is worth the time. For a detailed framework on evaluating the exit before committing to short-term capital, see the bridge loan exit strategy guide.
Plan the exit before the bridge closes.
Understanding the DSCR exit requirements, maturity timeline, and capital structure before committing to a bridge reduces refinance risk and protects against maturity surprises.
Bridge-to-DSCR Planning
Loan Maturity and Refinance Risk
Bridge loans have finite terms, typically 12 to 24 months. When a bridge loan matures without a completed refinance, the investor's options narrow significantly: extension (if the lender offers it), replacement bridge financing, sale, or default. The earlier an investor identifies that the DSCR exit may not be available by maturity, the more options they have.
If loan maturity risk is a concern, either on a current bridge loan or as a factor to plan around before taking on a new one, capital structure review before the problem becomes a crisis is the better path.
Funding Gaps in the Capital Stack
Bridge lenders fund to a maximum LTC or LTV. When the loan proceeds do not cover the full cost of acquiring and renovating the property, the investor needs to source the gap from somewhere. The options each carry different implications for the deal structure, the senior lender's requirements, and the exit.
Not all capital stack layers are compatible with all senior lenders or deal structures. Getting this reviewed before closing, rather than discovering it at the closing table, matters significantly.
Lender Checklist
What Bridge Lenders Typically Need
- Property address and type
- Purchase price and current value estimate
- Renovation scope and budget (if applicable)
- Exit strategy: sale, DSCR refinance, or other
- Timeline: closing date and anticipated hold period
- Borrower experience and credit range
- Entity structure (LLC, trust, etc.)
Strategic Note
Exit strategy is the single most important variable in bridge lending.
Whether the exit is a sale or a DSCR refinance, having the exit path clearly defined, documented, and realistic before the bridge closes is what separates bridge deals that close smoothly from those that create maturity pressure. Investors who can articulate their exit to a lender with specifics (target ARV, rent projections, timeline, identified DSCR programs) are in a fundamentally stronger position.
Frequently Asked Questions
What companies offer bridge loan refinance services for residential investment properties?
Many private lenders, institutional bridge lenders, and real estate capital platforms can help investors refinance or replace short-term bridge debt on residential investment properties. The right fit depends on the current bridge payoff amount, the stabilized property value, rental income, reserves, timeline, and whether the intended exit is a DSCR refinance, sale, or recapitalization. Investors should evaluate bridge loan companies by more than rate alone — lender fit, payoff timing, extension options, underwriting flexibility, and exit feasibility all matter. Ascension Private Capital helps investors compare capital options based on the full deal structure and exit strategy, not just the quoted rate.
What is the difference between a bridge loan and a hard money loan?
The terms are often used interchangeably, but there are distinctions in practice. Hard money loans are typically asset-based, short-term, and sourced from private investors or funds, often with higher rates and more flexible guidelines than institutional lenders. Bridge loans are also short-term transitional financing, but the term is broader and is used by both private lenders and institutional capital sources. Many bridge loan programs today are institutional products with more standardized underwriting. Both serve the same general purpose: short-term capital to acquire or reposition a property before a longer-term exit.
What do bridge lenders typically look for when evaluating a deal?
Bridge lenders primarily evaluate the asset (the property type, condition, location, and value) alongside the exit strategy. They want to understand how and when the loan will be repaid. Borrower credit, experience, and liquidity also factor in, but the property and the exit are usually the core of the evaluation. A clear, credible exit, whether that is a sale or a DSCR refinance, makes the deal significantly easier to fund.
What is a bridge-to-DSCR strategy and when does it make sense?
Bridge-to-DSCR is a two-phase financing strategy: use a bridge loan to acquire and stabilize a property, then refinance into a long-term DSCR loan once the property is occupied and generating rental income. It is the most common execution path for the BRRRR strategy. It makes sense when the property is not yet in condition for permanent financing. It may need renovation, have no income history, or not meet DSCR lender property standards. Planning the DSCR exit before the bridge closes is strongly recommended.
What happens if a bridge loan matures before refinancing is possible?
When a bridge loan matures without a completed refinance, investors face limited options: request an extension from the existing lender (if available), find replacement bridge financing, sell the property, or, in a worst case, face default. Lenders vary widely in their willingness to extend. The best protection against this scenario is planning the exit strategy before the bridge closes, maintaining communication with the lender throughout the term, and having a backup capital plan in place before the maturity date approaches.
Does Ascension Private Capital originate bridge loans directly?
Ascension Private Capital helps real estate investors secure bridge and private capital by reviewing the deal, identifying the right capital source, and working to connect investors with the appropriate lending or capital partner when there may be a fit. APC is useful for both straightforward and more complex scenarios, including deals with bridge-to-DSCR exits, funding shortfalls, loan maturity pressure, or documents that need to be organized before lender review. Final terms and approvals are determined by the lender or capital partner.
When does it make sense to work with a private capital advisor on a bridge deal?
Working with a private capital advisor makes the most sense when the funding path is not straightforward. Common examples include bridge-to-DSCR deals where the exit timing is uncertain, deals with a gap between what the senior lender will fund and the total project cost, deals approaching loan maturity without a clear refinance path, and scenarios involving multiple capital layers or non-standard property types. For investors with moving pieces in the deal structure, having the scenario reviewed, the documents organized, and the right capital source identified tends to save time and reduce the risk of a mismatch.
Other Places Investors Research Private Lenders
Investors may also use private lender directories or industry association directories when researching additional lending options. These resources can be helpful for discovery, but borrowers still need to verify each lender's current programs, requirements, availability, and fit for the specific deal.
- Private Lender Link is a search directory where investors can look up private and hard money lenders by state and product type. It is a discovery tool, not a lending platform.
- AAPL Member Directory (American Association of Private Lenders) lists member lenders who have agreed to AAPL's code of ethics and professional standards.
These directories are listed for informational purposes only. Inclusion is not an endorsement.
Have a Bridge Deal That Needs the Right Capital Partner?
Submit your scenario through APC's secure portal. APC helps investors with bridge-to-DSCR timing, loan maturity pressure, capital stack gaps, and deals that need to be organized before lender review.
Related Insights
Continue exploring practical capital strategy, lender expectations, and funding structure insights.
Bridge Loans vs. DSCR Loans: Which Comes First?
Some deals need temporary capital before they are ready for long-term rental financing.
Loan Maturity Risk in 2026: What Real Estate Investors Need to Know
What loan maturity risk means for investors in 2026: when short-term loans come due and how to plan before the deadline arrives.
When Senior Debt Comes Up Short
How to think through cash-to-close gaps, rehab shortfalls, and lender proceeds that come in lower than expected.
Capital Strategy Review
Ready to Find the Right Capital for Your Bridge Deal?
APC helps real estate investors find bridge and private capital options for deals that need the right lender or capital partner. Submit a scenario through APC's secure portal and get help identifying possible funding paths.
This is a deal review process, not a rate quote or guaranteed approval. Final terms and approvals are determined by the lender or capital partner.