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Open · funding now

Direct private capital
for real-estate operators.

We are the lender — not a broker. Business-purpose loans across the U.S., priced to your deal and closed on our paper.

$184Mfunded · 12 mo

17dmedian close

48states

62%repeat borrowers

Recently funded

34 deals closed

$184M · 12 mo

26-unit multifamily bridge

$2,750,000

Silver Spring, MD

Bridge · transitional

33-unit multifamily

$3,150,000

Fort Myers, FL

75% LTV

Luxury single-family flip

$1,456,500

Colleyville, TX

90% LTC

Heavy rehab SFR

$1,017,700

Washington, DC

90% LTC

Commercial / industrial flex

$978,000

White Settlement, TX

Permanent · 6.32%

Single-family short-term rental

$759,750

Sedona, AZ

75% LTV

What we finance

6 programs

DSCR / Rental30-yr fixed. Qualify on the property, not your returns.

from 6.375%

Fix & FlipUp to 90% LTC. Close in 10–21 days.

from 9.95%

Short-Term RentalUnderwritten on real STR revenue, not shadow rents.

from 6.5%

BridgeFast capital for time-sensitive acquisitions.

10–21 days

Ground-Up ConstructionFund the build, refi into a DSCR on completion.

up to 85% LTC

10+ Multifamily10+ units. Bridge to permanent.

from 6.65%

Call (917) 993-9194

818 Capital Partners · NMLS #2832335 · Equal Housing Lender.

818 Capital Partners

Direct private capital
for real-estate operators.

We are the lender — not a broker. Business-purpose loans across the U.S., priced to your deal and closed on our paper. The Relationship Behind the Capital.

What we do

DSCR / Rental, Fix & Flip, Short-Term Rental, Multifamily, Bridge, Ground-Up Construction, and Commercial. Six taps here match you to a program and an indicative starting rate — no credit pull.

How we work

01Tell us the deal — purpose, asset, timing, and numbers.
02See the program and indicative rate built for that deal.
03Apply in the same flow. A dedicated underwriter confirms terms and next steps.

For brokers / LOs

Submitting for someone else? Same six questions — we separate your contact from theirs, price the deal, and follow up with you. Your borrower relationship stays yours.

Just looking?

Start with who we are and how we work — then price a deal when you're ready. Or browse the full site for programs, funded deals, and underwriting.

Explore the full site →

818 Capital Partners · 110 Wall Street, New York, NY 10005
NMLS #2832335 · Licensed in 48 states · Equal Housing Lender

Operator-led real estate lending

The question isn't how many deals you've done.It's how many you could do with the right partner.

The right capital. The right partner.

Have your deal evaluated by an operator—not treated as another inbound lead on an AE's desk. Work directly with a lender that has financed, owned and managed the kinds of projects you are pursuing.

Get indicative terms Submit a live deal

Response: Same / next day
Typical close: 14–21 days
Coverage: 48 states

or call the desk · (917) 993-9194

Scenario desk

What are you financing?

Start where you are

One desk. Four ways in.

I have a live deal

Send the core file and move directly into underwriting.

Submit the deal 02

I am comparing terms

Get an indicative starting rate, then carry the scenario into the application.

Run a scenario

The 818 system

From first number to wire, without starting over.

The public tools and the Dealroom are one journey. Each answer makes the next step shorter.

DSCR programs & thresholds

Sweet Spot1.25+ DSCR

Best-in-class pricing. Full access to every program type. This is where you want to be.

Standard1.0 – 1.24 DSCR

Qualifies at most lenders. Slight rate premium of 12.5–37.5 bps above the 1.25+ tier.

LimitedSub-1.0 (0.75+)

Property does not fully cover PITI. Requires 25–30% down, 700+ credit, 9–12 mo reserves.

SpecializedNo-Ratio

DSCR not calculated. Qualification on credit (720+), LTV (75% max), and reserves alone.

01 · Price

One scenario, multiple structures.

Compare DSCR, bridge, STR, and value-add structures without entering the file again.

Scenario retained Live status

02 · Underwrite

AI speed. Human credit judgment.

The system calculates leverage and fit; an operator reviews the project, sponsor, and exit.

Scenario retained Live status

03 · Close

Every party sees the same file.

Borrower, broker, title, insurance, and underwriting move against one live closing record.

Scenario retained Live status

Programs

Compare the structure, not the marketing language.

DSCR / RentalUp to 80% LTV

Qualify on rental income, not personal tax returns. 30-year fixed, close in an LLC.

View program

Fix & FlipUp to 90% LTC

Up to 90% of cost and 100% of rehab. Draw mechanics built for active operators.

View program

Short-Term RentalUp to 75% LTV

AirDNA and actuals underwriting. Lenders that actually finance Airbnb and VRBO income.

View program

BridgeUp to 80% LTV

Interest-only short-term capital for repositioning, value-add, and late 1031 rescues.

View program

Ground-Up ConstructionUp to 85% LTC

Spec and build-to-rent construction with staged draws and ARV-based leverage.

View program

10+ MultifamilyUp to 80% LTV

NOI and rent-roll underwriting for 5+ unit assets, bridge to permanent executions.

View program

CommercialUp to 75% LTV

Retail, industrial flex, hospitality, and larger transitional multifamily private credit.

View program

Casework · funded

Real deals. Real terms. Real closings.

View every closed deal

Multifamily buildings in Silver Spring, Maryland — bridge financing casework.

Flagship bridge

Bridge · Silver Spring, MD

$2,750,000

26-unit multifamily bridge · Bridge · transitionalRead the case study

33-unit multifamily community in Fort Myers, Florida.

33-unit MF

Multifamily · Fort Myers, FL

$3,150,000

33-unit multifamily · 75% LTVRead the case study

Architectural rendering of a completed luxury fix and flip in Colleyville, Texas.

Luxury flip

Fix & Flip · Colleyville, TX

$1,456,500

Luxury single-family flip · 90% LTCRead the case study

Completed heavy-rehab fix and flip exterior in Washington, DC.

90% LTC

Fix & Flip · Washington, DC

$1,017,700

Heavy rehab SFR · 90% LTC

Commercial industrial flex building in White Settlement, Texas.

CRE flex

Commercial · White Settlement, TX

$978,000

Commercial / industrial flex · Permanent · 6.32%Read the case study

Single-family short-term rental with Sedona red-rock backdrop.

STR

STR · Sedona, AZ

$759,750

Single-family short-term rental · 75% LTV

$100M+Transaction experience

7 daysFastest close

6.32%Lowest rate funded

34Recently closed deals

The 2026 playbooks

The numbers we lend by. Published.

All five playbooks

DSCR

2026 DSCR Loan Playbook

Rate and LTV matrices by credit tier, qualification thresholds, no-ratio programs, and portfolio scaling.

Read the playbook

Fix & Flip

2026 Fix & Flip Playbook

Leverage tiers by experience, draw mechanics, ARV math, and the profit model behind every flip we fund.

Read the playbook

STR

2026 STR Investor Playbook

How lenders actually underwrite Airbnb and VRBO income — AirDNA, actuals, and the market rules that move leverage.

Read the playbook

1031 Exchange

2026 1031 Exchange Playbook

Rules, timelines, and financing structures that keep a deferred gain deferred — including the bridge that saves late exchanges.

Read the playbook

Multifamily

2026 Multifamily Financing Playbook

NOI, DSCR, and deal structures for 5+ unit assets — from rent-roll underwriting to bridge and permanent executions.

Read the playbook

Next step

Put the deal through the desk.

Start with twenty seconds now or send the complete file when you are ready.

Get indicative terms Submit a deal (917) 993-9194

Direct private capital
for real-estate operators.

The question isn't how many deals you've done.It's how many you could do with the right partner.

What are you financing?