For investors
Invest with us, one house at a time.
We fund renovations with a small group of local private lenders, and we sell some houses to other investors. Here's how both work, what can go wrong, and how to start a conversation.
Please read this first. This page is general information. It is not an offer to sell, or a request to buy, any security or investment. Private lending is risky: you can lose money, and your money is tied up until a loan is repaid. Some opportunities may only be open to accredited investors. Talk to your own financial, tax and legal advisors before you lend.
Two ways in
Lend on a renovation, or buy a house to fix.
Private lending
Short-term loans on our renovation projects, each one secured by the specific house it funds.
Buyers list
For landlords and rehabbers who want the houses we decide not to renovate ourselves.
Private lending
How a loan works with us.
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Step 1: We find the house
A seller accepts our offer. You see the same written math the seller saw.
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Step 2: You review the deal
Photos, the repair budget, recent sales, and our plan. Say no to any deal, any time.
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Step 3: The loan funds at closing
Through the title company. Your loan is recorded against the house, with a title policy for you.
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Step 4: We renovate
Photo updates at each stage. Renovation money is released as work is finished.
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Step 5: You're repaid
When the house sells or we refinance it. The title company sends your payoff.
An example loan
Example only- House
- Brick bungalow, Bevo Mill
- Purchase price
- $101,500
- Renovation budget
- $46,000
- Fixed-up value
- $190,000
- Loan amount
- $130,000 (about 68% of fixed-up value)
- Security
- First deed of trust on the house, lender's title policy, insurance naming the lender
- Term
- 9 months
- Interest
- Set deal by deal and written in the note. We don't publish rates on a website.
What can go wrong
Every lender should hear this before they hear anything else.
- Renovations run overOld houses hide things. A budget overrun can squeeze the margin that protects your loan.
- Prices softenIf fixed-up values drop, the house may sell for less than planned, or take longer to sell.
- Your money is tied upYou can't cash out early. You're repaid when the house sells or is refinanced.
- We could fail to repayThen your remedy is the house itself, through foreclosure, which takes time and money.
Buyers list
For landlords and rehabbers.
A few times a year we buy a house that fits someone else's plan better than ours. Buyers-list members get those first.
- Every deal email shows our contract price, any assignment fee, the repair estimate and photos
- One open walk-through per house, with proof of funds
- First complete offer wins. No bidding wars, no fake deadlines
- Unsubscribe any time. We never share or sell the list
Request an intro call
Renée or Andre will reach out within two business days.
Thanks. This is a demo, so nothing was sent.
On the real site, Renée or Andre would email you within two business days to set up a call. No numbers or offers are ever shared over a web form.
Get started
Selling a house instead?
This page is for investors. If you're a homeowner, start with the five-step form or a call. You'll get a written offer with the math, and an honest word if listing would net you more.
When we answer
- Monday to Friday
- 8 a.m. to 6 p.m.
- Saturday
- 9 a.m. to 1 p.m.
- Sunday
- Closed
Leave a message after hours and we call back the next morning.
Or start online
Five short steps: the address, the condition, your timeline, how to reach you, and a review. About three minutes.
Get my cash offer4400 Chippewa St, Suite 3, St. Louis, MO