Real estate financing since 2013
The property can carry a deal your credit file cannot.
That is the whole idea behind asset based lending.
Busy Bee Services places real estate financing across five programs: hard money, investment property loans, commercial real estate loans, bridge loans, and foreign national loans. One intake reaches the lenders we work with, and you get a straight answer about which program your deal actually fits.
Before you pick a program
Conventional financing or asset based lending
Every program on this page sits somewhere on this line. Knowing which side your deal is on matters more than comparing rates first.
Conventional financing
This is underwriting built around you. A bank looks at your credit, your tax returns, your personal income, and the years of history behind all of it. When you qualify and you are not in a hurry, it is usually the lowest cost path available. When you do not qualify, or the timeline will not allow for weeks of paperwork, it simply is not available at any price.
Asset based lending
Here the property and your exit plan carry more of the file than your personal financials do. A lender wants to know what the property is worth, what you plan to do with it, and how the loan gets repaid, whether that is a sale, a refinance, or rental income coming in. It costs more than a conventional loan, and it can close in days instead of months.
Speed beats rate when a deal has a real deadline attached to it: an auction, a seller who will not extend, a rehab schedule with money already committed. Rate beats speed when none of that pressure exists and the file is otherwise clean. The five programs below sit at different points on that line, and the sentence under each one names who it is actually built for.
Real estate programs
Pick the program that matches your deal
Programs are placed with lenders we work with, not funded directly. Apply once and the file goes to the ones it actually fits.
Hard money lenders
For an investor buying a fix and flip or a rental who needs to close fast and can carry a higher rate for it.
Hard money lenders →Loans for investment properties
For a landlord or buy and hold investor whose deal is judged on the property's rent and value more than on a personal tax return.
Investment property loans →Commercial real estate loans
For an owner occupying a building or an investor buying office, retail, or warehouse space that produces income.
Commercial real estate loans →Bridge loans
For someone who has to close on one property before the sale or refinance of another has actually settled.
Bridge loans →Foreign national loans
For a buyer purchasing or investing in US property without a US credit history to underwrite against.
Foreign national loans →Before you apply
Hard money is the one program with real figures here
The other four vary too much by property and file to post a number that means anything before we see the deal. Hard money does not.
Figures above are third party lender program ranges. They are subject to underwriting and approval and are not an offer or commitment to lend.
Straight talk
A broker places the file. It does not fund it.
Busy Bee Services does not lend on any of the five programs above. We take the file, the property, and the plan for it, and place that package with lenders we work with who fund the kind of deal you actually have. That is worth something when your deal sits outside a conventional box. It is worth nothing when it does not.
If your credit is strong, your income is documented, and your timeline allows for a normal closing, start at a bank or a conventional mortgage lender. You will get a lower rate than anything built for speed or a thin file. The programs on this page exist for the deals that do not fit that description, not as a replacement for it.
Prequalification here is free and does not require a hard credit pull. Third party costs like an appraisal are real, and they are paid to the appraiser, not to a broker.
Common questions
Before you apply
Do you fund these loans yourselves?
No. Busy Bee Services places your file with lenders we work with who fund the program that fits. We are the intermediary that matches the deal, not the source of the money.
Which of the five programs is right for me?
It depends on what is carrying the file. If your own credit and income are strong and you have time, conventional financing is usually the cheaper path. If the property and your exit plan are doing the work, or your timeline is short, one of the five programs above probably fits better. Apply once and we will tell you which one.
Is there a cost to find out what I qualify for?
No. There is no fee to apply and no fee to see where your deal lands. Third party costs such as an appraisal are paid directly to that provider, not to us.
Do these programs work outside Illinois?
Yes. Programs are available in all 50 states, and hard money is funded nationwide. Availability and terms vary by state, property, and lender.
Tell us about the property and the timeline.
One application covers all five real estate programs. No fee, no hard credit pull to prequalify, and a straight answer about which one your deal actually fits.