Mortgages & Creative Financing

7 Questions Real Estate Investors Should Ask When Selecting a Lender

Expertise: Real Estate News & Commentary, Real Estate Investing Basics, Mortgages & Creative Financing, Personal Finance, Personal Development
73 Articles Written

Finding a great lending partner can be a real challenge for real estate investors. What many investors don’t realize, however, is the sheer variety of terms, number of lenders, and creative ways to finance investment properties available. It’s important to realize that lenders are selling a product, and that we as investors are the customer. We have the luxury of being able to shop around for the best deal.

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For this article, I’ve spoken with experts in the lending industry and learned about some of the key questions to ask when looking for potential lending partners. I hope that this list of questions and a description of what to look for in a lender’s answers helps you in your decision making process.

When it comes to financing, remember that there is usually a give and take. Favorable interest rates might mean that you have to bring more money to the table. Quicker access to financing might mean more stringent or specific property criteria. Finding the right mix of terms, advantages, and costs will depend on your investing goals and your experience level.

With that, here are some key questions to ask lenders.

7 Questions Real Estate Investors Should Ask When Selecting a Lender

Question #1: What are your terms?

There are three key terms to look for when choosing lenders to work with. These three terms are Loan to Value (LTV), interest rate and points. Below, I'll describe what each of these terms stands for and why they are important to real estate investors.

a) Loan to Value (LTV)

In real estate investing, loan to value is a ratio that compares the total size of the mortgage you take out to purchase a property compared to the market price of the asset. For example, if I purchase a property for $100,000 using an $80,000 loan, my loan to value ratio is $80,000 to $100,000. In percentage terms, my financing is at 80% LTV.

As a rule of thumb for investors, the greater the LTV, the more advantageous the financing. If I have $20,000 to invest, the lender that offers 80% LTV gives me more purchasing power than the lender that offers 70% LTV. At 80% LTV, I can purchase a property worth as much as $100,000. At 70% LTV, I’d need to bring an additional $10,000 ($30,000 of my own money total) to the table to purchase that same $100,000 property.

My purchasing power increases with lenders that offer higher LTV ratios.


b) Interest Rate

Interest refers to the cost of money from any lender. Interest expense is a large part of most real estate investors’ monthly payments and can significantly impact monthly cash flow. Generally, the higher the interest rate, the more expensive the loan, and the higher your monthly payments.

Real estate investors are looking for the lowest interest rates possible when it comes to financing investment properties. That said, investors are often willing to pay more interest to have more favorable terms. For example, I might be willing to pay more interest to a lender that offers an 80% LTV than to one that offers just 70%.

Related: I Used Portfolio Lending to Transform My Business. Here’s How You Can, Too.

c) Points

Points can be thought of as interest that is paid in lump sums on a loan. One point is 1% of the total loan amount. For example, if I were to get a loan for $100,000 and the lender charged 3 points, I’d pay $3,000 on top of any other interest.

Keep in mind that points can be charged both up front and periodically throughout the life of the loan. With any points, make sure that you understand the difference and the impact on your cash flow.

Like interest, all else being equal, investors prefer to work with lenders that offer loans with low points. Also like interest, investors are often willing to pay more points for a loan if that enables them to have more favorable terms in other areas of the mortgage. For example, I might be willing to pay more points up front for lower interest rates down the line, or a higher LTV ratio.

There are other terms that investors need to inquire about beyond these. These are simply three key terms that will give you a good way to compare potential lenders initially. If lenders are extremely variable in how favorable they are in offering these types of terms, it might be a good idea to inquire about the other advantages or disadvantages that working with that lender will result in for you, the borrower.

Question #2: Are there any additional fees outside of interest and points?

In addition to points and interest discussed previously, many lenders charge other, additional fees. These can be called “documentation fees,” “underwriting fees,” “legal fees,” etc. These fees are sometimes overlooked by investors. Significant fees can certainly impact total return on any investment, and investors need to understand any expenses beyond interest up front.

Question #3: What does your funding timeline look like?

The next factor that investors should consider when looking for a quality lender is how fast that lender can turn around a loan. Does that lender pre-approve loans? How quickly will the lender be able to process documentation and guarantee access to financing?

Some deals need to be moved on quickly, and the faster a lender can get money to fund the deal, the faster investors can close on deals or complete projects that build equity or increase cash flow.


Question #4: What are your loan and property criteria?

Some lenders will only fund certain types of properties, while others only work in certain geographic locations.  A lender that only funds deals in certain areas of Southern California may have very different property criteria than a lender that only offers financing on properties in the Midwest. The California lender, for example, might not even be willing to look at short term financing requests for less than $150,000, while lenders in the Midwest might not want to look at anything over $150,000.

It's also important for investors to understand how their lenders calculate After Repair Value, which types of properties lenders are willing to lend on (single family, small multi-family, commercial, raw land, etc.), and if lenders have any neighborhood or more specific location criteria. All else being equal, the lenders that work with a larger variety in the size of their loan offerings and the types of properties they are willing to loan on offer investors more financing opportunity.

Question #5: Do you offer both recourse and non-recourse financing?

Non-recourse financing is advantageous to the borrower. It means that the lender is only able to seize the asset with which the loan is collateralized and cannot go after the remaining assets of the borrower in the event of a default.

For example, let’s suppose I had a $100,000 loan on a $125,000 property, and the value of the property plummets to $80,000 and I default on my loan payments. The lender at that point would seize the property, sell it for $80,000 and eat a $20,000 loss on the $100,000 loan. If the loan was a recourse loan, then they might also seize my personal home, my car, and any other seize-able assets until the lender was fully repaid. With non-recourse financing, the lender will foreclose on the property, and I will lose the equity I put into the property, but my personal wealth outside the investment will not be at risk.

As with any advantage, the safety for the borrower when it comes to non-recourse financing usually comes with disadvantages in the form of higher interest rates, less access to leverage, and potentially more oversight from the lender.

Question #6: Do you provide funds for rehab costs?

In deals requiring extensive rehab, financing those repairs is a critical part of the investment. If the lender will not finance rehab costs or offers strict terms on rehab financing, investors will have to weigh those disadvantages with the other terms of the loan. It’s a good idea to ask what rehab costs the loan will cover, how you must document and present the rehab process to the lender, and how involved they will be in the construction or rehab phase of the investment.

Question #7: How knowledgeable are you on projects like the one I’m working on?

If you as an investor find a great deal, you are likely to see big benefits from working with a lender with experience in your area of interest. For example, a flipper that found a great deal for a rehab single-family residence (SFR) in Denver, CO is likely to get much more favorable terms from a lender with years of experience funding those types of projects than from a lender that primarily finances commercial properties in another part of the state or country. The specialized lender might offer lower interest rates, require less documentation, move quickly, charge fewer points, or provide other advantages to the investor because they recognize a great local deal as a lower risk loan.

Related: The Definitive Guide to Finding Investor-Friendly Lenders

This might be the hardest question for investors to quantify. Because the answer is subjective and will boil down to a judgment call on the part of the investor, I’m providing a list of follow-up questions that may help investors gauge the knowledge of potential lenders. These questions are how I would phrase them if I were a SFR flipper from Denver, CO and would obviously need to be tailored to the specifics of each investor’s individual situation:

  • How long have you been lending to investors in the residential space here in Denver?
  • How much have you lent to local residential real estate investors in your history?
  • Do you use your own funds to lend to investors, or do you match loans with other (potentially less experienced) lenders?
  • How committed are you to lending to residential real estate investors, and what amount of your time is spent lending in the residential space vs. commercial properties or other ventures?
  • How are you capitalized — what is the source of the money you are funding my project with? What is the size of your AUM (assets under management)?


These questions will give you a feel for how large or flexible the organization is, how experienced the lender is, and how strict the lender will be on terms. Depending on your project type, you might prefer to work with a small, self-funded lender who can move quickly on projects in a narrow range, or a large, well-capitalized firm that can offer lower rates or larger loans, but might have more specific criteria for deals that they finance.


Like most things in real estate investing, there is no one-size-fits-all approach to choosing the right lender. Every lender has its unique advantages and disadvantages, and finding the right one to work with will depend on your specific goals, geography, and the deals that you find. I hope that these seven questions provide a basis for investors’ research into lending partners.

What do you think? Do you have any additional questions that investors should ask local lenders? 

Ask your questions in the comments section below!

Lastly, I’d like to thank our friends at B2R Finance for all of their help in writing this article and helping me come up with a list of key questions that investors should ask potential lenders. Thank you!

Scott Trench is a perpetual student of personal finance, real estate investing, sales, business, and personal development. He is CEO of, a real estate investor, and author of the best-selling book Set for Life. He hopes to now share the knowledge he has acquired with others so that they will have the tools they need to repeat his results in just 3-5 years, giving them the option to go anywhere they want in the world, work any job, start any business, or finish out the journey to financial independence and retire young. Scott lives in Denver, Colorado and enjoys skiing, rugby, craft beers, and terrible punny jokes. Find out more about Scott’s story at, MadFientist, and ChooseFI.
    Jen Shrock from North West, Pennsylvania
    Replied over 5 years ago
    Really good article. Thanks for taking the time to break things down like you have.
    Scott Trench President of BiggerPockets from Denver, CO
    Replied over 5 years ago
    Thanks Jen! Hope this helps you.
    Trevor Rutherford Wholesaler from Dayton, Ohio
    Replied over 5 years ago
    Hello Scott and to anyone and everyone in the lending arena. I understand the difference between resource and non resource lending. Is “non-recourse,” lending possible in Ohio, being that Ohio is a recourse state?
    Scott Trench President of BiggerPockets from Denver, CO
    Replied over 5 years ago
    I beg your pardon on this one, and hope that some folks with more expertise than I might be able to clarify, but I believe that non-recourse states are states in which the government does not permit lenders to come after personal property on residential mortages. For example, in Washington State, a lender can’t issue a residential mortgage, and then upon default go after personal property beyond the residence. I think that there are ten states with this type of law in the U.S. These are your “non-recourse states”. In Ohio, on the other hand, lenders have the OPTION to issue recourse residential mortgages, and when issued, may be able to go after other personal assets upon default. I believe that the lenders in Ohio still have the ability to issue non-recourse debt if they so choose, they are simply legally allowed to issue recourse mortgages. Issuing non-recourse debt might be disadvantageous to those lenders however, and other terms might be less favorable if you look for lenders issuing that type of loan.
    Daniel Ryu Investor from Irvine, CA
    Replied over 5 years ago
    Great article! I wish I had had this a year ago when I was looking for a lender. I remember talking to one guy and then having to google ‘amortization.’ Felt like a fool when I realized what it meant. I think the next step after figuring out the general lingo might be ‘finding the right bank.’ Any chance you’ll be writing about that process? Different types of lenders, resources to find them, etc.
    Scott Trench President of BiggerPockets from Denver, CO
    Replied over 5 years ago
    Thanks Daniel. I think that finding the right bank is about first deciding on the terms you want, and then spending a lot of time on question number 7. Perhaps an article expanding on the points I make in that question might be helpful in giving investors more information on finding “fit” after terms.
    Tom Phelan Real Estate Investor from Key West, FL
    Replied over 5 years ago
    I have a few questions, please. First involved Question #2: “Are there any additional fees outside of interest and points?” I have seen many a mortgage broker look you straight in the face and say “No” when on the settlement sheet off column is noted “YSP” and a hefty amount. Yield Spread Premiums are basically the difference between a “PAR” loan and the interest added by the Mortgage Broker for his/her gain. Even the Title Companies play “where’s the pea under the shell” on this and will often tell you the YSP does not affect your closing costs. True, but it can significantly hike up an interest rate and resultant payments. Also, YSP allows a Mortgage Broker to claim he/she is only making a half point or more when in reality he/she is making much more on the loan. Regarding Non-Recourse, it might help for the borrower to also ask if the Lender loans “Non-Recourse” to an IRA in the event the borrower wants to use his/her IRA for part of or the entire the purchase amount.
    Scott Trench President of BiggerPockets from Denver, CO
    Replied over 5 years ago
    I think these are great specific questions to look out for. In my opinion, if I ask the question “are there any additional fees” and have done my due diligence on the lender, I expect there to be no additional fees. If a lender were to add on a YSP, I would then consider that lender to have deliberately misled me. That relationship would then be over, unless I had no other option, and I would certainly not recommend him or her to anyone else. The second point about IRAs is a great one as well. thank you!
    Andrew Syrios Residential Real Estate Investor from Kansas City, MO
    Replied over 5 years ago
    Great list! I would highlight number 3. We’ve had several lenders drag us along saying everything looks good and then pulling the plug at the last minute, usually for a reason that doesn’t make much sense to us. And there’s nothing worse than a long no.
    Scott Trench President of BiggerPockets from Denver, CO
    Replied over 5 years ago
    Thanks Andrew! Timing is definitely critical. I LOVE this quote: “There’s nothing worse than a long no”
    Eric Eastep Investor from Cedar City, Utah
    Replied over 5 years ago
    I have been working with Wells Fargo for the last 2 months on a deal. A month ago the agent told me that I was “locked in at 4.75%.” At closing I was looking at the numbers and the rate was 4.86%. The agent never told me the rate when up. I asked about this at closing and the agent told me how great of a deal I was getting. I assumed that when he told me I was locked in that I would get that rate. I can handle rate increases before you are locked in, but I have a hard time dealing with that at the closing table. Not sure what I could have done differently or what I should do now. It adds up to a few thousand dollars, but the issue is trust, respect and honesty. I will never do business with Wells again. Anybody have any tips about what I could do differently?
    Marc Weisi Rental Property Investor from Jersey City, NJ
    Replied over 3 years ago
    Are you sure that the 4.75% wasn’t the APR and 4.86% wasn’t the APY? On my first purchase, my lender gave me two different numbers and it ended up being the difference was due to compounding. For further insight into the difference between these two numbers, check out:
    Alonzo Colon from Boston, Massachusetts
    Replied over 5 years ago
    Amazing article, took me off of the thought that all lenders would give the same blanket loan. Now instead of taking the first option, instead ill compare the different deals i’m given. Also to ask these questions and questions geared towards my plans specifically.
    Aleksandar P. Investor from Chesterton, IN
    Replied over 5 years ago
    Great article Scott. It comes at the right time because I am looking for a lender on multi-family right now. Thanks for taking your time to break down this process.
    Walker Hinshaw from Denver, Colorado
    Replied over 5 years ago
    Nice article, Scott. Once again you have done a great job breaking down a potentially daunting issue into its basic components. Keep them coming!
    Carol Hall Investor from Jacksonville, FL
    Replied about 5 years ago
    Glad I found this article. Very informative. I have compiled these questions along with others in a spreadsheet for me to compare answers between lenders. I will narrow my lending options down to three based on these questions and submit a pre qualification app with those three.
    Harris Schoenfarber Professional from Salem, Massachusetts
    Replied about 5 years ago
    Great article – very helpful in vetting lenders for my turnkey investments. Thanks!
    Billy Joseph Investor from New York City, NY
    Replied almost 5 years ago
    Great article, I will be using these questions as the basis of my interview with a couple lenders this week. This couldn’t come at a better time.
    Jerry Padilla Lender from Rochester, NY
    Replied almost 5 years ago
    Great post!! Another important question is their experience working with investors? I have so many clients come to me that have talked to loan officers that don’t traditionally work with investors and were given incorrect information.
    Bernard Antwi from Limerick , Pennsylvania
    Replied about 4 years ago
    Great article. Just what I needed as I’m about to head out to visit some lenders. Thanks for putting things in layman’s term.
    Thanh Nguyen from Sacramento, California
    Replied about 4 years ago
    I am shopping for rates and choosing the lenders, this blog is very helpful for that! Thank you.
    Replied almost 4 years ago
    I think these are all quality suggestions of what to ask when finding a lender, but I particularly liked question 2 about a funding timeline. It states that you should look at how fast a lender can turn around a loan so as to benefit the investor. I’ll be sure to keep this in mind later when my wife and I visit a lending bank to see if we qualify for a loan we need quickly.
    Jason Dupre from Fort Worth, Texas
    Replied almost 3 years ago
    Terrific advise and all great questions. The only thing I would add is a section on the difference between local lenders and large/national lenders. In my experience, it’s best to work with a local lender looking to grow in a certain market. Typically they offer the best rates, best terms, most flexibility, quicker turnaround and less oversight.
    Christian Laines from Nashville, TN
    Replied over 2 years ago
    Great article! Currently going through a pre-approval process for a 203k loan and this definitely helps. Thanks!
    Uche Njoku Flipper/Rehabber from Vienna, VA
    Replied about 2 years ago
    Scott, awesome article. I’ve gathered my list of lenders and this helped tremendously focus my line of questions once I start vetting lenders next week.
    Darryl Putnam Investor from Mountain View, CA
    Replied 4 months ago
    Good info as I am interwiew new lenders today. Thanks Scott