Est. 2026
817-505-3504 / info@twenty2capital.com
22
Private Capital, Direct

Capital, structured with intention.

A private direct lender providing structured financing for real estate investors and homeowners — built on speed, transparency, and the conviction that good deals deserve a real answer.

Begin Application Explore Programs
Close Time Days, not months
Underwriting Asset—based
Decisions Made in-house
Capital Direct lender
I — Programs

Lending solutions for every stage of a project.

From a first flip to a stabilized rental portfolio — a complete suite of structured capital, designed around the realities of how real estate gets done.

i.

Fix & Flip

Short-term financing covering acquisition and rehabilitation costs for single-family and small multifamily redevelopments.

Examine
ii.

Hard Money

Asset-based capital deployed in days. Built for auction purchases, off-market opportunities, and time-critical transactions.

Examine
iii.

DSCR Rental

Long-term rental financing qualified on the property's debt service coverage — without traditional income documentation.

Examine
iv.

Bridge Capital

Short-term financing between transactions, refinances, and stabilization events — structured for speed and certainty of close.

Examine
v.

Buy & Hold

Stabilized rental property financing for buy-and-hold investors — long-term capital priced for cash flow, with portfolio options for multi-property closings.

Examine
vi.

Transactional & Gap

Same-day capital for back-to-back closings, double closings, and assignment transactions — built for wholesalers and seasoned operators who need to close fast.

Examine
Examine
II — Approach

From inquiry to close, in four stages.

A framework built to respect your time. Transparent at every step — you'll always know what's next, and what we need.

i.

Apply

Five-minute intake — online or by phone. No credit pull required to begin. We assess viability before paperwork.

ii.

Pre-Qualify

A real term sheet within 24 hours: rate, fees, structure. No obligation, no pressure to proceed.

iii.

Underwrite

Valuation, document review, and file preparation — handled in-house with a single dedicated point of contact.

iv.

Close

Signing at title, with funds wired the same or next business day. The terms quoted are the terms closed.

Real estate doesn't wait. We were built so the lender doesn't have to be the reason you lose the deal.

— Founding Principle
III — Who We Fund

Built for operators who actually do the work.

From single-property rehabbers to multi-site developers — capital structured around how investors and operators run their projects.

i.

Contractors

Active operators using their trade to acquire, renovate, and resell — funded for both the purchase and the rehab. We close on your timeline so you can keep crews moving.

ii.

Rehabbers

Investors turning distressed properties into profitable assets. Capital structured to cover both acquisition and renovation, with milestone draws to fund the project as it builds.

iii.

Portfolio Investors

Buy-and-hold operators scaling a rental portfolio. Long-term DSCR financing qualified on the property's cash flow, with portfolio options for multi-property closings.

IV — Principles

What separates us from a traditional lender.

I — Speed

Decisions in days, not weeks.

We lend our own capital, which means decisions happen under one roof. No syndicate calls, no committee delays, no opaque approval chain.

II — Transparency

The quote is the close.

The rate and structure in your initial term sheet are the rate and structure at signing. Everything is disclosed in plain language, in writing, upfront.

III — Conviction

Underwritten on the asset.

We assess the deal on its merits — collateral, structure, exit. Strong projects receive capital, even when the borrower's profile is unconventional.

Begin

Bring us your next deal.

Submit an application and receive a structured term sheet within 24 hours. No obligation, no impact to credit.

Apply Now
Overview/Programs

A complete suite of structured capital.

From your first transaction to a stabilized portfolio — every program below is direct, in-house, and underwritten on the merits of the deal.

i.

Fix & Flip

Short-term financing covering both purchase price and rehab budget. Designed for investors flipping single-family homes, townhomes, and small multifamily up to four units.

Up to 90% LTC6–18 monthsInterest-only
Apply
ii.

Hard Money

Asset-based lending closed in days. Designed for time-sensitive opportunities — auction purchases, off-market acquisitions, and deals where conventional bank timelines simply do not work.

Up to 75% ARV7-day closeNo tax returns
Apply
iii.

DSCR Rental

Long-term rental financing qualified on the property's debt service coverage ratio — not personal income or tax returns. Built for landlords scaling a portfolio.

30-year termsUp to 80% LTVNo income docs
Apply
iv.

Buy & Hold

Stabilized rental property financing for buy-and-hold investors. Long-term capital priced for cash flow, with portfolio options for multi-property closings.

Up to 80% LTVPortfolio loansCash-out option
Apply
v.

Bridge Capital

Short-term financing that bridges the gap between transactions — securing a new property before selling another, or seasoning a deal before permanent financing.

3–24 monthsUp to 75% LTVInterest-only
Apply
vi.

Transactional & Gap

Same-day capital for back-to-back closings, double closings, and assignment transactions. Built for wholesalers and seasoned investors who need to close fast.

Same-day funding1–3 day termsNo credit check
Apply
Common Questions

Answers, ahead of asking.

How fast can a loan close?
Most hard money and bridge loans close in 7–10 business days from a complete application. Conventional loans take longer due to regulatory requirements but typically close in 21–30 days.
What is the minimum credit score required?
It depends on the program. Asset-based loans can sometimes close with credit scores as low as 600 if the deal is strong. Conventional and DSCR loans typically require 660 or higher. Every borrower is assessed holistically.
What do I need to qualify for a loan?
We look at the strength of the deal, your experience as an operator, and the property's value. Credit is one input, not the whole story — for asset-based programs, the focus is on collateral and your ability to execute. Strong deals receive capital, even when the borrower's profile is unconventional.
Are tax returns or W-2s required?
For hard money, DSCR, and bridge programs — no. Qualification is based on the property and deal economics. Conventional and government-backed loans (VA, FHA) do require traditional income documentation.
Which states are served?
Most of the United States, with a primary focus on Texas, the Southeast, and select markets in the Midwest and Southwest. We do not currently lend in California, Florida, New York, New Jersey, Connecticut, Louisiana, Massachusetts, New Hampshire, Maine, Rhode Island, or Vermont. Contact us to confirm a specific market.
What is the loan size range?
Loan amounts range from $75,000 on the low end to $2,500,000+ on the high end. Loan size depends on property type, LTV, and program.
Are there pre-payment penalties?
Most short-term loans (fix and flip, bridge, hard money) carry no pre-payment penalty. Long-term DSCR products may carry one — disclosed clearly upfront in the term sheet.
Next Step

Have a deal in mind?

Tell us about the project and receive a matched program with a real term sheet — usually within 24 hours.

Begin Application
Overview/Approach

From application to funding — in days.

A process built to respect your time. No 90-day waits, no committee approvals, no surprises at closing — just a structured path from inquiry to capital.

Method

Four stages, end to end.

Each stage is transparent — you'll always know what's next and what we need from you.

i.

Apply

Complete a short application online or by phone — about five minutes. No credit pull required to start.

ii.

Pre-Qualify

Within 24 hours, you'll receive a term sheet with rate, fees, and structure. No obligation, no pressure.

iii.

Underwrite

Valuation is ordered, documents reviewed, and your file readied to close — with a single dedicated point of contact.

iv.

Close & Fund

Sign at title and capital lands the same or next business day. The terms quoted are the terms closed.

Documentation

Light on paperwork, heavy on common sense.

For most investment programs, only a handful of documents are needed. We don't bury borrowers in tax returns or chase years of bank statements unless the program specifically requires it.

01

Loan Application

Basic borrower and property information.

02

Photo Identification

Driver's license or passport for KYC compliance.

03

Property Details

Purchase contract, property address, and any existing inspection reports.

04

Project Scope (rehab only)

Budget, contractor information, and projected after-repair value.

05

Bank Statements

Two months — to verify reserves and capacity.

06

Track Record (optional)

Documentation of previous transactions can unlock improved pricing.

Timelines

What to expect, by program.

Every loan is different — here is what typical timelines look like across our active programs.

Hard MoneyAsset-based, fast-close transactions7–10 days
Bridge CapitalShort-term financing between transactions7–14 days
Fix & FlipIncludes rehabilitation budget review10–14 days
DSCR Rental30-year cash-flow-based loans14–21 days
The Playbook

Four habits of borrowers who win.

The deals that close cleanly almost always share the same fundamentals. From years on the borrower's side of the table — what actually matters.

i.

Know your numbers cold.

ARV, total project cost, holding costs, exit margin — have them ready. The borrowers who close fastest are the ones who can answer any question about their deal in under a minute.

ii.

Plan for surprises.

Every deal has variables. Build a real contingency into the rehab budget and the timeline. The strongest applications include a buffer, not just a best case.

iii.

Build a real team.

Title, attorney, contractor, lender — all matter. The right team makes a hard deal closable. The wrong team kills a clean one. Trust your operators.

iv.

Move with intention.

Timing decides outcomes in real estate. Have documents ready, decisions made, and answers prepared before they're needed. Speed isn't pressure — it's preparation paying off.

Distinction

Why our process feels different.

It comes down to a single fact: we lend our own capital. Every decision happens under our roof.

I — Direct

Decisions made in-house.

No syndication, no back-and-forth with outside investors. Your loan officer can give you a real answer the day you ask.

II — Continuity

One point of contact.

The same loan officer from application through close. No "your file was reassigned" emails, no handoffs mid-stream.

III — Certainty

No surprise fees.

The terms in your initial quote are the terms at closing. Everything disclosed in writing, in plain English, upfront.

Begin

Apply in five minutes.

A complete term sheet in hand within 24 hours.

Begin Application
Overview/Firm

Capital with conviction.

Twenty2 Capital was founded on a simple thesis — that real estate investors deserve a lender that thinks like an investor, moves like an entrepreneur, and underwrites with common sense.

Our Thesis

Built by people who've been on the other side of the table.

Twenty2 Capital exists because traditional capital sources are too slow, too opaque, and too unwilling to underwrite a deal on its merits. We saw the gap from the borrower's side first — every missed opportunity, every deal that died at the closing table because a bank couldn't move.

So we built the firm we wished had existed: direct, in-house, and structured around the realities of how real estate actually gets done. We lend our own capital, which means decisions happen under one roof. There are no committees, no syndicates, no third parties to convince.

Our discipline is rooted in a single principle: clarity creates stability. Stability protects capital. Protected capital enables longevity. Every term sheet, every disclosure, every conversation works toward that — because trust isn't optional in this business. It's everything.

Our work is to provide certainty. The term sheet you see at hour 24 is the term sheet you sign at close. The loan officer who answers your first call is the same one who walks you through funding. That continuity isn't a feature — it's the entire premise.

We are a new firm with a clear mission: to be the lender we always wished we'd had.

What We Stand For

Three principles, every transaction.

I — Speed

Time is the asset.

Real estate doesn't wait — neither do we. From application to funding in as little as a week, because the deal you can't close is worth zero.

II — Transparency

Quote equals close.

The number we quote is the number you close at. No mystery fees, no last-minute surprises. We put it in writing, and we honor it.

III — Partnership

Built for the next ten.

Your success is our pipeline. We invest in long relationships — better terms, faster closings, a real team that takes your call.

We don't want to fund one deal. We want to be the firm called for the next ten.

— The Twenty2 Mandate
Engage

Bring us your next project.

Apply now, or speak directly with a loan officer about an upcoming transaction.

Begin Application
Overview/Apply

Borrower application.

The information below begins your loan file. A dedicated loan officer will reach out within 24 hours of submission with a real term sheet and next steps.

By Phone
817-505-3504
Mon–Fri, 9am–5pm CST
By Email
info@twenty2capital.com
Replies within several hours

Begin your application.

Complete the sections below to start your loan file. Most applications take a few minutes — have basic deal information ready and you'll be done before you know it.

Before you begin

This is an information intake — not a credit pull, and not a binding commitment. A loan officer will review your submission and follow up directly to walk through next steps. All fields with an asterisk (*) are required.

I Borrower Information

Enter your personal information below.

Applicant must be at least 18 years old.
II Subject Property Details

Information on the property the loan will be secured against.

County, not Country.
States Not Currently Served California, Florida, New York, New Jersey, Connecticut, Louisiana, Massachusetts, New Hampshire, Maine, Rhode Island, Vermont
III Loan Information

Details regarding the requested loan on the subject property.

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Sensitive financial information (SSN, full banking details) is collected after initial review during a secure intake call with your loan officer — never through this form.

Submission does not pull credit and creates no obligation. By submitting, you consent to be contacted by a loan officer.

Same Day

Quoted in hours.

Most applications receive a term sheet within hours, not days.

No Obligation

Submit ≠ commit.

Take the quote, decide on your own time. No pressure, no follow-up calls.

No Credit Pull

Zero credit impact.

Initial pre-qualification has no impact on your credit score.