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Start With the Strategy That Works
Everything we teach is rooted in the No Money Millionaire framework—real strategies for real people
The No Money Millionaire isn’t just a book—it’s the foundation of how we teach real estate investing. It breaks down how everyday people can build wealth through smart, ethical strategies without needing deep pockets or insider connections.
RESOURCES
Dave Webb The No Money Millionaire
Dave Webb turned a blank bank account and a relentless curiosity into a repeatable real‑estate playbook that anyone can follow. From starting with virtually nothing to building significant real‑estate wins, Dave’s story is the reason investors stop dreaming and start doing.
Aggie Square
Aggie Square is here!
InvestorFy chose to establish a presence at Aggie Square because it represents the convergence of research, entrepreneurship, institutional capital, and public-private collaboration in Sacramento. As a joint innovation district anchored by UC Davis and designed to catalyze long-term economic growth, Aggie Square reflects the exact ecosystem InvestorFy is built to support—where ideas move from concept to commercialization and require structured, disciplined capital to scale. Being located there aligns us physically and strategically with founders, researchers, civic leaders, and institutional stakeholders who are shaping the region’s future, reinforcing our commitment to responsible growth, capital readiness, and durable economic development.
Aggie Square
Growth Factory, InvestorFy among firms taking space at Aggie Square's Connect Labs
Aggie Square in Sacramento has seen several firms sign up for space in its Connect Labs coworking area for startup companies, developer Wexford Science & Technology announced Tuesday.
As Aggie Square approaches its first year since opening, the research hub in Sacramento is getting some tenants. Sort of.
Aggie Square
Connect Labs by Wexford Announces New Tenants and Flagship Programming at Aggie Square as Sacramento’s Innovation District Gains Momentum
Connect Labs by Wexford today announced the addition of several new tenants at Aggie Square, underscoring the activation and growing momentum of Sacramento’s university-anchored innovation district.
RESOURCES
Hard‑Money Loans
Hard‑money loans are short‑term, asset‑backed loans that rely primarily on the property value as collateral rather than the borrower’s credit history.
Why They’re Beneficial
Very fast approval and funding; flexible underwriting focused on the deal; good for urgent acquisitions or rehabs when time matters.
When to Use Them
Purchasing a distressed property quickly, beginning a rehab where conventional financing isn’t available, or bridging to a longer term exit.
When Not to Use Them
If you need the lowest possible rate for long‑term hold; if you lack a clear exit plan or the property won’t reliably support payments.
Typical Stats (market ranges)
Interest rates ~10–16% annual; LTV commonly 60–75% of after‑repair value (ARV) for rehab deals; terms 3–18 months; origination/points 1–4 points; quick funding in days–weeks.
Basic Steps
1) Submit deal summary and photos;
2) Property valuation and ARV estimate;
3) Term sheet;
4) Underwrite exit plan;
5) Close and fund;
6) Manage draws and inspections during rehab.
RESOURCES
DSCR (Debt Service Coverage Ratio) Loans
DSCR loans underwrite the property on income generation — the lender evaluates whether the property’s net operating income covers the debt.
Why They’re Beneficial
Allow financing based on property cash flow rather than owner credit; ideal for purchase‑to‑hold investors building rental portfolios.
When to Use Them
Buying or refinancing income properties where rent covers debt; aggregating a small rental portfolio; when borrower wants longer term hold with predictable payments.
When Not to Use Them
For heavy rehab projects before rents are stabilized; when projected rents are speculative or market rents are uncertain.
Typical Stats (market ranges)
Interest rates often lower than hard money but higher than prime commercial — typically ~6–10% depending on term and property; required DSCR usually 1.15–1.35x; LTVs commonly 65–80% depending on property and income proof; terms 3–30 years (amortization varies).
Basic Steps
1) Provide rent rolls, leases, or market rent comps;
2) Underwrite DSCR and property NOI;
3) Receive term sheet with DSCR target and covenants;
4) Close;
5) Manage loan servicing and compliance.
RESOURCES
Rehab / Fix‑and‑Flip Loans
Rehab loans fund acquisition plus renovation costs and often disburse funds in draws tied to construction milestones.
Why They’re Beneficial
If you plan to hold long term without clear cash reserves for interim payments or inspections will materially slow the project.
When to Use Them
Short‑term flips where the plan is to rehab and sell within a defined timeframe.
When Not to Use Them
If you plan to hold long term without clear cash reserves for interim payments or inspections will materially slow the project.
Typical Stats (market ranges)
Interest similar to hard money (often 8–16%); LTV commonly 65–75% of ARV; draws managed by inspections; terms generally 3–12 months.
Basic Steps
1) Submit purchase contract and rehab scope/costs;
2) Lender underwrites ARV and budget;
3) Close with initial advance;
4) Draw inspections and releases;
5) Complete rehab and sell or refinance.
RESOURCES
Purchase‑to‑Hold / Long‑Term Commercial Loans
These are longer‑term commercial mortgages designed for investors who intend to hold property as an income asset.
Why They’re Beneficial
Lower rates and longer amortization than short‑term products; predictable payments and increased cash‑flow planning.
When to Use Them
Stabilized rental properties or commercial assets with steady income where you plan to hold long term.
When Not to Use Them
For heavy rehabs or deals that require significant immediate capital and uncertain rent timing.
Typical Stats (market ranges)
Interest rates depend on credit, property type, and term — commonly lower than bridge/hard money; LTVs 70–80% for strong assets; amortizations 15–30 years; fixed or variable rate options.
Basic Steps
1) Provide historical income statements and leases;
2) Lender underwrites cash flow and property value;
3) Receive commitment and terms;
4) Close and begin amortizing per schedule.
RESOURCES
Commercial Term / Construction Loans
Construction and permanent‑takeout combinations finance ground‑up builds or major redevelopment.
Why They’re Beneficial
Fund build‑out or ground‑up construction with staged draws; can be structured with a takeout once stabilized.
When to Use Them
New construction, major redevelopment, or ground‑up projects with pro forma income.
When Not to Use Them
Small cosmetic rehabs or short flips where construction timelines are brief and less capital is needed.
Typical Stats (market ranges)
​Interest pricing usually tied to construction risk; interest‑only during construction; LTV or LTC (loan‑to‑cost) commonly 65–85% of cost; terms vary by project.
Basic Steps
1) Submit plans, budget, and timeline;
2) Lender assesses borrower experience and feasibility;
3) Close construction loan with draws;
4) Complete construction and convert to permanent financing or sell.
RESOURCES
General Notes on Rates, Fees, and Process
Pricing is Deal‑Specific
Exact interest rates, points, LTV limits, and term lengths depend on property type, condition, borrower track record, exit plan, and local market.
Fees
Expect origination points, closing costs, and possible processing fees; InvestorFy discloses all material fees in writing before you commit.
Typical Borrower Flow (simple)
1) Quick pre‑screen; 2) Term sheet; 3) Document submission and underwriting; 4) Clear to close; 5) Closing and funding; 6) Post‑closing servicing/support.
Compliance
All loans are subject to final underwriting, title, insurance, and legal requirements; InvestorFy ensures examiner‑grade documentation and transparent disclosures.