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🏗️ Ground-Up Construction

Construction Financing
for Investment Property

Ground-up residential construction loans for 1–4 unit business-purpose investment projects in California and Texas. Projects are reviewed and placed with wholesale construction lenders based on project profile, experience, and exit strategy.

80–90% LTC 1–4 Unit Investment Ground-Up & OTC CA & TX 20+ Wholesale Lenders DSCR Takeout Available
Submit Your Project ↓ 📞 Call (951) 426-7300
Robert Sumlin | NMLS #1530065 | CA & TX Licensed
Program Structures
Ground-Up Construction Loan
  • 80–90% of total project cost (LTC)
  • Up to 65–70% after-completion value
  • 12–18 month term, interest-only draws
  • Exit: sale or DSCR takeout refi
  • 1–4 unit non-owner-occupied
One-Time Close (OTC)
  • Single closing — construction + perm
  • Rate locked at origination
  • Converts to 30-yr DSCR at C of O
  • No second closing or second set of costs
  • Hold-to-rent exit strategy required
Business-purpose, non-owner-occupied investment property only. Subject to lender underwriting.
Why Submit Through a Broker

20+ Construction Lenders. One Submission.

Wholesale construction lenders each have different experience requirements, LTC limits, and program structures. Broker placement matches your project profile to the right lender — not the one you happen to call first.

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Lender Matching by Project Profile
Experience, LTC, exit strategy, and property type all determine lender fit. Broker access to 20+ programs means first-time builders and experienced developers both have options — not a one-size policy.
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Draw Structure That Fits Your Timeline
Construction draws are structured to match project milestones. You pay interest only on drawn balances — not the full loan amount — keeping carry cost down during the build.
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DSCR Takeout — Built In or Bolt On
Ground-up loans can roll into a DSCR refinance at completion, or be structured as a one-time close that converts automatically. Both options eliminate rate risk at the exit.
Eligibility Checklist

Does Your Project Qualify?

Most wholesale construction programs look for these fundamentals. Compensating factors can offset gaps.

✓
1–4 unit residential — SFR, duplex, triplex, or fourplex. Non-owner-occupied, business-purpose only.
✓
California or Texas location — both states served with active wholesale lender relationships.
✓
620+ credit score — pricing improves at 680 and 720+. Strong credit can offset limited builder experience.
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Post-close reserves — most programs require 6–12 months of PITIA in verifiable liquid assets.
✓
LTC under 90% — total land + hard costs combined. Lower LTC expands lender options and pricing.
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Lot owned, under contract, or identified — project can be submitted at any stage of land acquisition.

Submit Your Project

No credit pull required. Takes about 5 minutes. Robert reviews every submission and follows up within one business day with program options matched to your project profile.

Start Project Submission Call (951) 426-7300 Directly
Project Submission

Submit Your Construction Project

All submissions reviewed by Robert Sumlin, NMLS #1530065. No credit pull. No obligation.

Program Type Step 1 of 5
Step 1 of 5
What type of construction financing?
Your selection affects lender options, structure, and exit.
🏗️
Ground-Up Construction
Interest-only draws. Exit at sale or DSCR refi.
🔄
One-Time Close (OTC)
Construction + 30-yr DSCR perm in one closing.
🤔
Not Sure Yet
Share the project — Robert will identify the right structure.
Step 2 of 5
Property type and location
Property type and lot status affect program availability and advance rate.
Property type
🏠
SFR
1 unit
🏘️
Duplex
2 units
🏢
Triplex
3 units
🏙️
Fourplex
4 units
Lot status
Lot Owned
Title in my name or entity
Under Contract
Purchase agreement signed
Not Yet Acquired
Identifying lot or negotiating
Step 3 of 5
Project financials
Estimated numbers — enter what you have. Deal metrics update live.
📊 Deal Snapshot
LTC
—
LTV (ACV)
—
Equity at C of O
—
Step 4 of 5
Your borrower profile
Lender experience requirements vary widely. These fields drive program matching.
Ground-up construction experience
No Prior Builds
First ground-up project
1–2 Completed
Limited track record
3–5 Completed
Moderate experience
6+ Completed
Established builder
Final Step
How should Robert reach you?
Submissions reviewed personally — no call centers, no transferred leads.

No credit pull. No obligation. By submitting you agree to be contacted by Robert Sumlin (NMLS #1530065) regarding your project.

✓

Project Submitted

Your project details have been received. Robert Sumlin (NMLS #1530065) will review and follow up within one business day with program options matched to your project profile and exit strategy.

📞 Call Now — (951) 426-7300
Common Questions

Ground-Up Construction — FAQs

Construction financing works differently from DSCR or fix-and-flip. These answer the most common points of confusion.

What property types are eligible?

Ground-up construction financing is available for 1–4 unit residential investment properties — SFR, duplex, triplex, and fourplex — in California and Texas. Properties must be non-owner-occupied and business-purpose. Commercial construction, 5+ unit multifamily, and owner-occupied projects are not eligible through these programs.

How are draws handled during construction?

Construction loan proceeds are disbursed in stages tied to verified completion milestones — called draws. An inspection is typically required before each draw is released. Borrowers pay interest only on the outstanding drawn balance, not the full loan amount, which reduces carrying cost during the build. Draw schedules are negotiated at origination based on your project timeline and budget.

Do I need prior construction experience?

Requirements vary significantly by lender. Some wholesale programs accommodate first-time builders with compensating factors — lower LTC, strong credit, substantial liquidity, or a licensed general contractor managing the build. Others require one or more verified completed ground-up projects. Submitting your project allows placement with the lender whose experience requirements match your background.

What is a one-time close (OTC) and who should use it?

A one-time close combines the construction loan and a 30-year DSCR permanent mortgage into a single closing. Construction draws are released against the same loan, and at certificate of occupancy the loan converts automatically — no second closing, no second set of closing costs, no rate risk at conversion. OTC is best suited for investors with a hold-to-rent exit strategy. Investors planning to sell upon completion are better served by a standalone construction loan without the permanent component.

What is the typical loan-to-cost advance?

Most wholesale construction lenders advance 80–90% of total project cost — land plus all hard and soft costs. The loan is also subject to a maximum percentage of the after-completion value (ACV), typically 65–70%. The binding constraint is whichever test produces the lower loan amount. The specific advance depends on borrower experience, credit, project profile, and lender guidelines.