Private Lending for Real Estate Investors

Private lending is specialized, business-purpose capital for real estate investors, builders, and developers. Before you borrow, understand how it's structured, what it costs, and how it's repaid — with an advisor who evaluates the deal alongside you.

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What Private Lending Is

Asset-based capital, built for investors.

Private lending is real estate financing secured primarily by the property and the strength of the deal, rather than by personal income and credit alone. It's business-purpose capital — used by investors, builders, and developers to acquire, renovate, build, or reposition real estate — and it's a different instrument from a consumer mortgage on your home.

The difference is the lens. A conventional mortgage underwrites you: your income, your debt ratios, your credit. Private lending underwrites the deal: the asset's value, the plan, the structure, and how the loan gets repaid. That shift is what makes private capital faster and more flexible — and it's also why it carries higher costs and shorter terms. It's a tool with real advantages and real trade-offs, and it's right for some situations and wrong for others. Our job is to help you tell the difference.

Private lending products offered or arranged by Kyon Capital LLC are business-purpose, asset-based loans for real estate investors and are not consumer mortgage loans.

When It May Make Sense

The situations it's built for.

Private capital tends to fit when speed, flexibility, or deal-specific structure matters more than the lowest possible rate. Common cases include:

It's worth being just as clear about when private lending doesn't fit: if a conventional mortgage serves the goal and there's no time pressure, it's usually the lower-cost path. We'll tell you that, too.

The Four Pillars

Every deal stands on four pillars.

Strong deals aren't about a single number — they're about how four things line up. We evaluate every deal across these four pillars, and so should you. When one is weaker, another often has to be stronger to balance it.

01

Borrower

Your experience, track record, and liquidity. Have you done this kind of project before? Do you have reserves for the unexpected? Execution risk is real, and it matters.

02

Asset

The property's value, condition, location, and marketability. Can the asset support the loan — today, or once the work is done?

03

Structure

How the loan is built: term, draw schedule, reserves, and how risk is shared. The right structure aligns the capital with the project's real timeline.

04

Exit

How the loan gets repaid: a sale, or a refinance into longer-term financing. This is the pillar we weigh most heavily — because a deal without a credible exit is a deal at risk. The strongest borrowers plan more than one exit.

Want to pressure-test your own deal against the Four Pillars? That's exactly what a consultation is for.

Private Lending Products

The capital we arrange and, in some cases, fund directly.

Bridge loans
Short-term capital to secure or reposition a property before a sale or refinance. Speed and certainty, with a clear, time-bound exit.
Fix-and-flip loans
Acquisition plus renovation in one facility, with rehab funds typically released as the work progresses. Structured around your budget and your exit.
Ground-up construction loans
Financing from land through completion, released in stages as the project reaches its milestones, with interest typically charged on what you've drawn.
DSCR rental loans
Longer-term rental financing qualified on the property's cash flow rather than your personal income. Often the takeout for a completed flip or build.
Investor acquisition loans
Asset-based capital to purchase investment property when conventional financing doesn't fit the deal or the timeline.
Investor refinance loans
Refinancing investment property, including pulling equity back out after a renovation (a common BRRRR step).
Builder / developer financing
Project-specific capital structured around construction phasing, draws, and your takeout strategy.
Land / site-development financing
Specialized, conservative capital for land and site work, where eligible and supported by a credible development plan. (The most specialized — and highest-risk — category.)

(Product availability depends on the deal, eligibility, and capital availability, and is subject to underwriting, valuation, title, insurance, and documentation.)

Underwriting

What we look at — and what you should prepare.

Underwriting a private deal means looking at the whole picture, not a single score. Typically that includes:

Your experience and track record · your liquidity and reserves · the entity structure (deals often close in an LLC) · the asset's value and condition · the purchase price · the rehab or construction budget · the after-repair or as-completed value (ARV) · the loan-to-value and loan-to-cost (LTV / LTC) · title · insurance · the project timeline · and — above all — the exit strategy.

The more completely you can speak to these, the stronger your file and the smoother your process. Part of what we do is help you prepare it well.

Pricing Concepts

The vocabulary of cost — explained plainly.

Private capital is priced differently from a conventional mortgage, and the terms can be unfamiliar. Here's what they mean (we'll discuss the specifics that apply to your deal in your consultation — we don't quote numbers in the abstract):

Interest rate
Typically higher than a conventional mortgage; the cost of speed and flexibility.
Origination points
An upfront fee, expressed as a percentage of the loan.
LTV (loan-to-value)
The loan relative to the property's value.
LTC (loan-to-cost)
The loan relative to total project cost (purchase + rehab).
ARV (after-repair value)
The property's projected value once work is complete.
Interest reserve
Funds set aside at closing to cover interest during a build or rehab, when there's no income yet.
Draw schedule
How rehab or construction funds are released in stages as work is verified.
Extension fees
What it may cost if a project runs past its term — a reason to build in a time buffer.
Closing costs
Third-party and transaction costs, separate from points.

(Pricing varies by deal and is set during underwriting. We do not quote rates, points, or terms in the abstract.)

Kyon's Role

A broad network — and, in some cases, our own capital.

For most deals, Kyon arranges financing through a broad network of lending sources, matching your deal to capital that fits it — so your file isn't forced into a single lender's box. In certain cases, Kyon may fund a deal directly with its own private capital. Most private lending is network-placed.

Either way, the advantage to you is the same: more than one source of capital, and an advisor whose interest is in finding the right fit. Our consultation is free, and we're compensated only if your deal actually closes.

The Process

From first conversation to funded — and through your draws.

  1. 01

    Consultation

    A free conversation about your goal and your deal.

  2. 02

    Deal review

    We evaluate the deal against the Four Pillars.

  3. 03

    Structure discussion

    We talk through how the capital could be structured and what terms may fit.

  4. 04

    Documents

    You provide the deal package: entity, budget, contract, and supporting documents.

  5. 05

    Valuation / title / insurance

    The deal's collateral and protections are verified.

  6. 06

    Approval

    The file is underwritten and approved, subject to conditions.

  7. 07

    Closing

    The loan funds.

  8. 08

    Draw management

    For renovation and construction, funds are released in stages as work is verified.

(Each step is subject to underwriting, valuation, title, insurance, documentation, and capital availability.)

Timeline

Often faster than a bank — but readiness is everything.

Because private lending is asset-based and business-purpose, it can move more quickly than conventional financing. Subject to deal readiness, title, valuation, entity documents, insurance, underwriting, and complexity, some private deals may close in about two weeks. (This is a typical possibility for well-prepared deals, not a guarantee, and timing varies by deal. [Timeframe pending client sign-off.])

The biggest factor in speed isn't the lender — it's how ready the deal is. A clean entity, a clear budget, prompt documents, and a credible exit move a file faster than anything else.

Investor Education

We help you think like the lender.

The best investors understand the capital as well as the lender does. We help you work through the questions that decide whether a deal actually pencils:

These aren't just our underwriting questions — they're the questions that protect your capital. We'd rather help you walk away from a weak deal than fund one that hurts you.

FAQ

Straight answers for investors.

Is private lending the same as a mortgage?
No. Private lending here is business-purpose, asset-based capital for real estate investors — underwritten on the deal, not your personal income — with shorter terms and higher costs than a consumer mortgage. It's a different tool for a different job.
Does Kyon lend its own money, or arrange it?
Both. Most deals are placed through our lending network; in certain cases, Kyon funds directly with its own private capital. (Direct funding subject to capital availability. Draft, pending compliance review.)
What does private lending cost?
More than a conventional mortgage — that's the trade-off for speed and flexibility. Pricing depends on the deal and is set during underwriting; we don't quote numbers in the abstract, but we'll explain every cost on your specific deal.
How fast can a deal close?
Some well-prepared deals may close in about two weeks, subject to title, valuation, documents, insurance, underwriting, and complexity. Readiness is the biggest factor. It's a possibility, not a promise.
What's the most important thing you look at?
The exit. A deal without a credible, repayable exit is a deal at risk — for you and for the lender. We weigh it heavily, and we help you plan more than one.
Do I need experience to qualify?
Experience helps, especially on construction and flips, because execution risk is real. Newer investors may still have options depending on the deal, the asset, and liquidity — we'll talk through where you stand.
Can I close in an LLC?
Often, yes — investor deals frequently close in an entity. We'll discuss what fits your situation.
What's a DSCR loan?
A rental loan qualified on whether the property's income covers its payment, rather than on your personal income — built for buy-and-hold investors and portfolio scaling.
What documents will I need?
Typically the deal package: entity documents, a project budget or scope, the purchase contract, valuation support, and insurance. We'll give you a clear list for your specific deal.
Is private lending risky?
All real estate investing carries risk, and leverage increases it. Private capital costs more and moves on a shorter clock, so the exit and the budget have to be sound. We won't tell you it's easy money — because it isn't. We'll help you decide whether a deal is worth doing.
What does the consultation cost?
Nothing. It's free and carries no obligation, and we're compensated only if your deal closes.
Learn before you apply

Investor & private lending explainers

Understand DSCR, fix-and-flip, bridge, construction, LTV, ARV, exit strategy, and the Four Pillars before you submit a deal.

Browse all explainers Read the full FAQ

Final CTA

Bring us the deal. We'll help you pressure-test it.

Whether you're flipping, building, or scaling a rental portfolio, it starts with a conversation about your goal and your deal. Tell us what you're working on, and a Kyon specialist will respond within one business day.

Book a Free Consultation Submit a Deal for Review

mam@kyoncapital.com · 407-378-4072 · WhatsApp 407-777-1273 · English · Português · Español