Funding Resources for St. Louis Investors
Hard-money lenders, private money, DSCR loans, conventional investor financing, and creative funding strategies.
Cheap money. Slow money. Smart money.
Every investor strategy has a different funding profile. Quick flips need fast, expensive money. Long-term rentals want cheap, conventional financing. Larger multifamily needs DSCR or commercial portfolio lenders. The right loan structure can make a marginal deal great — or kill a great deal.
Types of investor financing
Hard Money
Short-term, asset-based loans for flips and quick rehabs. Typically 80–90% LTC, 70–75% ARV, 6–15 months, 9–14% interest, 1–3 points. Speed and flexibility — not cost — are the value.
Read the hard-money guide →Private Money
Loans from individual investors. Terms vary widely — often more flexible than hard money and cheaper, but requires relationships you have to build over time.
Private money primer →DSCR Loans
Debt-Service-Coverage-Ratio loans qualify the property's rent, not your personal income. Long-term financing for rentals, BRRRR refi exits, and portfolio scaling.
DSCR explained →Conventional & Portfolio
Fannie/Freddie investor loans (max 10 financed properties), and local portfolio lenders for higher counts. Cheapest money — if you qualify.
Conventional investor loans →Seller Financing
Negotiate terms directly with the seller. Common on willing-to-negotiate listings, inherited properties, and tired-landlord deals.
Browse WTN listings →Assumable Loans
Take over the seller's existing low-rate mortgage. Powerful strategy in a 7% rate environment when the underlying loan is 3–4%.
Find assumable loans →Looking for a specific lender recommendation?
Lender connections are highly personal — we'll be adding curated St. Louis lender contacts here. In the meantime, browse the strategy-specific resources above.
How to choose the right financing for your deal
Match the loan to the strategy:
- Flip in 6 months or less: Hard money or private money. Speed wins. Cost matters but is amortized over a short hold.
- BRRRR (buy-rehab-rent-refinance): Hard money or cash for the acquisition + rehab, then DSCR or conventional refinance to pull capital back out.
- Buy-and-hold rental (first 10 properties): Conventional Fannie/Freddie investor loans. Cheapest 30-year money you'll find.
- Buy-and-hold rental (10+ properties): DSCR loans or local portfolio lender. No personal-income qualification needed.
- Small multifamily (5+ units): Commercial portfolio or small-balance multifamily lender. Typically 25-year amortization.
- Owner-finance, lease-option, sub-to: Direct seller negotiation. Build the deal structure around what the seller actually needs (monthly cash, tax deferral, debt relief).
This page will be updated as we add specific lender recommendations and investor-friendly contacts for the St. Louis market.
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