How Can I Finance a BRRRR

Investor & Property Manager | St. Petersburg, FL

Hey Anthony—respect for operating debt-free all these years. That discipline puts you in a stronger position than you might think, even if it's making financing tricky right now.

You're right—many hard money lenders want to see at least 2–3 trade lines (usually 12–24 months old) to evaluate creditworthiness. Without that, some might view you as a “thin file,” even if you’re financially solid.

Here are a few paths you could consider:

 1. Build Tradelines Fast

To qualify for more traditional BRRRR financing (hard/private money → refi), you may want to:

• Open a few low-limit, no-fee credit cards (even secured ones)

• Put small monthly bills (like streaming, phone, gas) on them and pay in full

• Let them season for 6–12 months

You won’t need to carry balances—just show responsible usage and payment history.

 2. Find a Relationship-Based Lender

Not all lenders use strict algorithms. Try:

• Local credit unions or portfolio lenders (they often care more about the deal than your FICO breakdown)

• Smaller private lenders who focus on LTV and the asset, not your credit depth

You may need to provide more documentation (bank statements, tax returns, proof of reserves), but these lenders can be flexible.

 3. Partner with Someone Temporarily

If you're close to a BRRRR deal but credit is the only holdup, consider bringing in a credit-worthy partner short term. You bring the deal and management; they help with financing. Just make sure it’s clearly papered.

 4. Creative Entry Strategy

You might also look at:

• Seller financing

• Lease options

• Subject-to deals

These can let you acquire without relying on traditional credit at all—especially if you're confident in your rehab and long-term strategy.

Bottom line: You're not out of the game—just need to bridge a short gap in your credit history. A lot of successful BRRRR investors started from a similar place.

If you want, I can share a basic lender checklist I use to screen hard money options or run a deal through a BRRRR calculator with you.

Thanks, Kyle Wheeler