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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.

Explore the Book

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.

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 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.

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.

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 Not to Use Them

For heavy rehab projects before rents are stabilized; when projected rents are speculative or market rents are uncertain.

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.

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

Bridge Loans

Bridge loans are short‑to‑medium term financing designed to bridge a gap between purchase and long‑term financing or sale.

Why They’re Beneficial

Provide working capital to close quickly, stabilize a property, or carry a property while pursuing a refinance or sale.

When Not to Use Them

When you already qualify for affordable long‑term financing immediately or your business plan needs long amortization.

When to Use Them

Quick acquisitions with a planned refinance, newly purchased properties needing lease‑up, or time‑sensitive opportunities.

Typical Stats (market ranges)

Rates between hard money and permanent loans (varies widely); terms 6–36 months; LTV 60–75% depending on collateral and plan.

Basic Steps

1) Submit business case and exit strategy;

2) Underwrite collateral and timeline;

3) Close quickly;

4) Execute exit (refinance or sale) before term ends.

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

They finance both purchase and rehab in one product; typically include draw management for controlled rehab spending.

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.

When to Use Them

Short‑term flips where the plan is to rehab and sell within a defined timeframe.

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 Not to Use Them

For heavy rehabs or deals that require significant immediate capital and uncertain rent timing.

When to Use Them

Stabilized rental properties or commercial assets with steady income where you plan to hold long term.

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 Not to Use Them

Small cosmetic rehabs or short flips where construction timelines are brief and less capital is needed.

When to Use Them

New construction, major redevelopment, or ground‑up projects with pro forma income.

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.

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.

Fees

Expect origination points, closing costs, and possible processing fees; InvestorFy discloses all material fees in writing before you commit.

Compliance

All loans are subject to final underwriting, title, insurance, and legal requirements; InvestorFy ensures examiner‑grade documentation and transparent disclosures.

Featured Resource

The Starter Kit

Starter Checklist (PDF) — Simple checklist to structure your deal.
Acquisition Pro Forma (XLSX) —Editable financial model for your next property.
Lender Memo Template (DOCX) — Professional summary for investor or lender review.
Intake One-Pager (PDF) — Quick overview form to capture deal essentials.
Microcopy: Immediate email delivery after signup. Editable XLSX and printable PDFs included.

Guides & How-Tos

How to Package a Deal (PDF): Required docs checklist and LOI language. (Read Time: 5 min)
Pro Forma Primer (PDF + XLSX): Model walkthrough with sample assumptions. (Read Time: 7 min)
Underwriting Checklist (PDF) DSCR: Calculation, red flags, and key metrics. (Read Time: 4 min)
Closing Essentials (PDF) — title, escrow, and closing prep. (Read Time: 5 min)

Templates & Tools

Acquisition Pro Forma (XLSX) —Editable model for income & expense assumptions.
Lender Memo Template (DOCX) —Clean, professional lender summary.
Intake One-Pager (PDF) — Simple deal overview form.
Rent Roll Template (XLSX) — Track unit-level rents and projections.