Looking for Hard Money + Refinance Lenders for Philadelphia Foreclosure Deals

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Looking for Hard Money + Refinance Lenders for Philadelphia Foreclosure Deals

Ferdia Kenny
Member since 2026 · 20 posts · 16 votes

Hello,

I’m looking to connect with lenders who are comfortable financing foreclosure purchases in Philadelphia, specifically around Fishtown and nearby 19125.

My strategy is to target conventional 2 to 3 bedroom rowhomes that can be purchased below market value, make a light rehab of roughly $10k to $20k, then refinance into longer-term financing and hold as a rental.

I’m especially interested in lenders who can help with:

  • Sheriff sale / foreclosure acquisitions
  • Fast closings
  • High LTC financing
  • Light rehab funding
  • DSCR or rental refinance after renovation
  • Short seasoning periods, ideally 0 to 90 days
  • Refinance based on current appraised value rather than just purchase price

Example of the type of deal I’m targeting:

Purchase: $150k to $200k
Repairs: $10k to $20k
Estimated stabilized value: $275k to $350k
Location: Fishtown / 19125 Philadelphia
Exit: Refinance, pay off bridge lender, hold as rental

I currently own two rental properties in Philadelphia and am looking to build relationships with lenders for multiple future acquisitions, not just one transaction.

If this fits your lending criteria, please message me with your typical rates, points, LTC/LTV limits, seasoning requirements, minimum loan size, and refinance options.

1Reply
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Most Popular Reply

Joseph ScoreseBusiness Member
Banker · Philadelphia · Member since 2009 · 2k+ posts · 633 votes
3w

Hi Ferdia,

Your strategy is directly in our wheelhouse. I’m a Nationwide Direct Private Lender with Built Lending, and we work extensively with real estate investors on acquisition, rehab, BRRRR/Fix-to-Rent, and DSCR financing.

For the type of Philadelphia opportunities you described, we can potentially provide a bridge/fix-to-rent structure for the acquisition and light rehab, followed by a DSCR refinance into long-term financing once the property is stabilized.

A few areas that align well with your strategy:

  • Fast acquisition financing for investment properties

  • High-leverage purchase + rehab structures, subject to experience and underwriting

  • Light rehab financing

  • Fix-to-Rent / BRRRR programs

  • 30-year fixed DSCR refinance options

  • Cash-out refinance after 91 days of ownership

  • Delayed financing options for qualifying cash acquisitions

  • Refinance leverage potentially based on the current appraised value, subject to seasoning, DSCR, and program guidelines

With purchase prices of $150K–$200K, rehab of $10K–$20K, and projected stabilized values of $275K–$350K, these are absolutely transactions I’d be interested in reviewing.

Since you already own two Philadelphia rentals and are looking to establish a relationship for multiple acquisitions, I’d be happy to discuss the overall strategy rather than looking at this as just a one-off loan.

Feel free to send me your next property or deal scenario, and I can walk you through the financing structure, leverage, pricing, seasoning, and DSCR exit before you commit to the acquisition.

Joseph V. Scorese
Senior VP, Business Development | Built Lending
Nationwide Direct Private Lender
DSCR | Fix-to-Rent | Fix & Flip | Ground-Up Construction

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  • Joseph ScoreseBusiness Member
    Banker · Philadelphia · Member since 2009 · 2k+ posts · 633 votes
    3w

    Hi Ferdia,

    Your strategy is directly in our wheelhouse. I’m a Nationwide Direct Private Lender with Built Lending, and we work extensively with real estate investors on acquisition, rehab, BRRRR/Fix-to-Rent, and DSCR financing.

    For the type of Philadelphia opportunities you described, we can potentially provide a bridge/fix-to-rent structure for the acquisition and light rehab, followed by a DSCR refinance into long-term financing once the property is stabilized.

    A few areas that align well with your strategy:

    • Fast acquisition financing for investment properties

    • High-leverage purchase + rehab structures, subject to experience and underwriting

    • Light rehab financing

    • Fix-to-Rent / BRRRR programs

    • 30-year fixed DSCR refinance options

    • Cash-out refinance after 91 days of ownership

    • Delayed financing options for qualifying cash acquisitions

    • Refinance leverage potentially based on the current appraised value, subject to seasoning, DSCR, and program guidelines

    With purchase prices of $150K–$200K, rehab of $10K–$20K, and projected stabilized values of $275K–$350K, these are absolutely transactions I’d be interested in reviewing.

    Since you already own two Philadelphia rentals and are looking to establish a relationship for multiple acquisitions, I’d be happy to discuss the overall strategy rather than looking at this as just a one-off loan.

    Feel free to send me your next property or deal scenario, and I can walk you through the financing structure, leverage, pricing, seasoning, and DSCR exit before you commit to the acquisition.

    Joseph V. Scorese
    Senior VP, Business Development | Built Lending
    Nationwide Direct Private Lender
    DSCR | Fix-to-Rent | Fix & Flip | Ground-Up Construction

    1Reply
  • Lee Burns
    Investor · Chicago, IL · Member since 2018 · 312 posts · 149 votes
    3w

    Hey Ferdia, I like these models - you'll crush it if you have the grit to stick it out and play it smart! I'm working on a similar model in my area by joint venturing with a friend where we are the operators. I've lent on a few deals to operators doing what you're doing and I'd love to hop on a call some time for an intro. I'll send you a connection request on BP

    0Reply
  • Kevin Ebbecke
    Lender · Jacksonville, FL · Member since 2024 · 4 posts · 1 vote
    1w

    Ferdia — saw what you're trying to accomplish in Philly. The part I'd nail down before choosing the acquisition financing is the exit, particularly how the eventual DSCR investor treats seasoning and the new appraised value. That's where I've seen otherwise good BRRRR structures get boxed in. Happy to look at one of the actual deals with you and work backward from the refinance.

    0Reply
  • Reginald TrussPro Member
    Lender · Toledo, OH · Member since 2015 · 1k+ posts · 96 votes
    1w

    I saw your post about the Philadelphia foreclosure deals. Your strategy may fit one of my lending partners, particularly because you're looking for both acquisition/rehab financing and a DSCR refinance afterward.

    I know the area pretty well—I used to live across the bridge in Camden, and I still have relatives in Philly.

    For the first deal, send me the property address, purchase price, rehab budget, estimated value, expected rent, credit score range and how quickly you need to close.

    Once I see the numbers, I can determine whether I have a good fit rather than just throwing generic terms at you.

    Are you currently working with any other lenders?

    Reggie
    Loan Father

    0Reply
  • Chad Davis
    Lender · Richmond VA · Member since 2012 · 305 posts · 31 votes
    2d

    Hey Ferdia, Let's connect. We do quite a bit of business in that market.

    0Reply
  • Jiao Liu
    Lender · Houston, TX · Member since 2026 · 10 posts · 6 votes
    2d

    Hi Ferdia — I'm Jiao Liu, a commercial loan broker (Eirvale Financial Services) working with real estate investors nationwide. Your Fishtown BRRRR model is right in my lane.

    The leg I can move on immediately is your exit: I'm an approved broker with a national DSCR lender, so the refinance into a 30-year fixed rental loan — based on the new appraised value once stabilized — is something I can price for real. On the acquisition side, I shop bridge / hard money for purchase + light rehab, so both legs can be structured together and you're not stuck holding the bridge loan.

    Instead of generic terms, send me one live deal: address, purchase price, rehab budget, expected rent, and how fast you need to close. I'll come back with actual numbers for both legs. If the first one works, we set it up as a repeat pipeline.

    You can reach me here, or at [email protected] — text works best: 713-572-7885.

    0Reply
  • Darren KurilkoPro Member
    Lender · Venice, FL · Member since 2025 · 17 posts · 0 votes
    2d

    Nice Business Model - let me know how I can help.

    Best,

    Darren Kurilko

    SizzleCapitalGroup.com

    DarrenFundsStartups.com

    941-800-8534 call/text

    Venice, Florida

    "We specialize in impossible situations."

    0Reply
  • Brandye Richardson
    Lender · Tampa Fl · Member since 2026 · 17 posts · 6 votes
    1d

    Ferdia, your Philadelphia foreclosure strategy may fit a bridge-to-DSCR review, especially with the light rehab and rental exit you described. The Connection Power To Wealth can help review the acquisition, renovation and refinance structure for your next property. CALL NOW: 813-696-7548. Any option remains subject to complete borrower, property and lender review.

    0Reply
  • Bryce Axelrad
    Houston, TX · Member since 2025 · 34 posts · 9 votes
    1d

    Ferdia, this is the type of strategy that should be structured from the refinance backward. Before purchasing, I would confirm the bridge lender's total leverage, the DSCR lender's seasoning rules and whether the refinance will use purchase price or the new appraised value. That prevents an otherwise profitable deal from trapping more cash than expected.

    We handle bridge/fix-to-rent financing and can also place the DSCR exit. For Philadelphia foreclosure purchases, we would additionally want to confirm the sale process, insurable title, access requirements and closing deadline.

    If you have a current target, send me the address, purchase price, rehab scope, estimated stabilized value and rent, credit range, liquidity and required closing date. I’ll give you a realistic view of both sides of the financing rather than quoting the acquisition without confirming the exit.

    0Reply
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