Choosing the right financing option is one of the most important decisions in the real estate investing journey. For investors who need fast, flexible capital for competitive deals, hard money loans can be a powerful tool. In this Kiavi review, we break down exactly what this lender offers, who it’s best for, and whether it’s worth using in 2026.
Kiavi Lending Highlight
While Kiavi is generally seen as a reputable lender in the industry, their Trustpilot profile includes a notable number of critical reviews. Recurring concerns from past borrowers include challenges with communication, delays in loan processing, and unmet expectations around funding timelines. Although there are positive reviews as well, the volume and consistency of these critical experiences may warrant additional due diligence — especially for borrowers navigating time-sensitive deals.
Key Topics Covered
Real estate investors who are interested in non-conventional loans often find themselves looking at hard money loans. These can be a great alternative to finance fix and flip properties, however finding a hard money lender that you can trust can be a daunting task.
To make this easier, we’ve put together a review of Kiavi, where we go through the ins and outs of this lender and the features they have on offer. We’ll also provide you with alternatives to Kiavi, so that you can compare and contrast these against the lender.
Quick Intro to Kiavi (formerly Lending Home)
Kiavi is an equal housing lender that provides capital to real estate investors across the US. Founded in 2013 as Lending Home, the company rebranded to Kiavi to better reflect its tech-forward mission: combining real estate financing with smarter, faster technology. Today, Kiavi is one of the largest private lenders to real estate investors in the country, backed by $110 million in venture capital funding and operating in 40+ states.
Kiavi’s digital platform uses data-driven property valuations and an in-house underwriting team to help investors close quickly, often within 7 to 10 business days. The entire process — from application to funding — takes place online, removing the friction typically associated with traditional lenders. For a broader look at how private lending works, see our guide to what is hard money lending.
Who Is Kiavi Best For?
Kiavi is purpose-built for active real estate investors, particularly those who need fast, dependable funding for time-sensitive deals. It is not a traditional mortgage lender and is not intended for owner-occupied home purchases. If you have some investing experience, operate under a business entity, and need to move quickly, Kiavi is worth a serious look.
Kiavi is a strong fit for:
- Full-time fix and flip investors who need to close fast and compete with cash buyers
- BRRRR investors leveraging DSCR loan models to scale a rental portfolio
- Buy-and-hold investors financing single-family or small multifamily rentals
- Investors in competitive markets who cannot afford to wait on traditional financing timelines
- Borrowers with a credit score of 660 or higher and at least some prior deal experience
- Investors operating in one of the 40+ states Kiavi serves
Who Is Kiavi NOT Suited For?
Setting clear expectations helps investors make better decisions faster. Kiavi is not the right fit for everyone.
Kiavi may not be the right choice if you are:
- A first-time homebuyer or someone seeking a traditional mortgage on an owner-occupied property
- A brand-new investor with no prior deal experience and a thin credit file
- An investor without significant upfront capital — Kiavi requires $50,000 to open an account, ten times the industry standard of approximately $5,000
- Someone who wants full transparency on underlying loan assets; Kiavi does not supply property addresses, making independent due diligence impossible
- An investor whose target property is in a state Kiavi does not currently serve
- A borrower with a credit score below 660. Use our free ARV calculator to make sure your deal numbers work before approaching any lender
What Kind Of Hard Money Loans Does Kiavi Offer?
1. Fix and Flip (Bridge) Loans
Kiavi’s most popular product. These short-term loans are designed for buying, renovating, and reselling investment properties, and can also be used for delayed purchase refinances and seasoned refinances.
- Rates from 7.75%
- Loan amounts from $100,000 to $3 million
- Up to 95% of the purchase price and up to 80% of ARV (after-repair value)
- Loan terms of 12, 18, or 24 months
- Origination fee approximately 1.5% of the loan amount
- No appraisal required — Kiavi uses internal valuation tools
2. Rental Loans (DSCR)
For buy-and-hold investors, Kiavi’s DSCR rental loans are underwritten on the property’s cash flow rather than the borrower’s personal income — a key advantage for investors with non-traditional income or those scaling a portfolio.
- Rates from 6.375%
- 30-year terms, fixed or adjustable (5/1 ARM or 7/1 ARM)
- Interest-only options available
- Up to 80% LTV
- Eligible properties: single-family homes, PUDs, and 2-to-4-unit properties
- Third-party appraisal required prior to closing
3. Bridge Loans (Short-Term Capital Gap)
For investors bridging a funding gap between projects or waiting on long-term financing. Fast to fund and particularly useful when competing with cash buyers.
4. Cash-Out Refinance
Unlock equity in existing investment properties to fund the next deal, cover renovations, or pay down higher-interest debt. LTVs and terms vary by property, borrower profile, and deal specifics.
| Loan type | Use case | Max LTV | Term | From |
|---|---|---|---|---|
| Fix & FlipBridge loan | Buy, renovate and sell investment properties | 95% purchase 80% ARV |
12–24 months | 7.75% |
| RentalDSCR loan | Buy-and-hold; underwritten on property cash flow, not personal income | Up to 80% | 30-yr fixed or ARM | 6.375% |
| Bridge LoanShort-term gap | Bridge funding gaps between projects or while awaiting long-term financing | 95% purchase 80% ARV |
12–24 months | 7.75% |
| Cash-Out RefiAccess equity | Unlock equity in existing investment properties for the next deal or renovations | Varies | Varies | Varies |
Kiavi Rates, Fees and Loan Terms
Kiavi’s pricing is competitive within the hard money lending space, though costs vary based on loan type, credit profile, deal experience, and property specifics. Investors with a strong track record and solid credit can qualify for better rates over time.
One fee to watch: Kiavi charges an “incentive fee” of approximately 1.15% to 2%, which is uncommon among competing hard money lenders. Always factor this into your total cost of capital when running your deal numbers. Our hard money loan calculator can help you model the full cost before you commit.
| Fee / rate | Fix & flip loans | Rental loans (DSCR) |
|---|---|---|
| Interest rate | 7.75% – 12.0% | 6.375% – 9.5% |
| Origination fee | 1.5% – 2.0% | 1.0% – 2.0% |
| Appraisal required | Not required | $600 – $2,000 |
| Other fees | Title, processing | Title, processing |
| Rate discounts | Repeat borrowers | Strong credit profiles |
| Min. credit score | 660 | 660 |
How Does The Appraisal Process Work?
Kiavi does not require appraisals on fix-and-flip bridge loans — they use internal data and valuation technology, one of the primary reasons they can close faster than many competitors.
For rental loans, a third-party appraisal is required before closing, paid by the borrower, typically costing between $600 and $2,000. The process works as follows:
Step 1: Property Inspection — The appraiser reviews the interior and exterior, checking structural condition and noting improvements or deficiencies.
Step 2: Comparable Market Research — The appraiser identifies recently sold, similar nearby properties using the MLS and government data to establish a realistic market price range.
Step 3: Property Valuation — Using either a sales comparison approach or a cost-based approach, the appraiser produces a formal valuation report used for loan underwriting. Use our ARV calculator to estimate your property’s after-repair value before the appraisal takes place.
Best Features of Kiavi
- No application fee on bridge loans
- No appraisal required for fix-and-flip loans
- No income, employment, or asset verification required
- No hard credit pulls — soft pulls only, protecting your credit score
- No cap on the number of rental loans a borrower can take
- Both short-term and long-term loan products
- Fast closings, often 7 to 10 business days
- In-house underwriting for faster, more consistent decisions
- Investor dashboard for real-time loan tracking and document uploads
- Free resource center for real estate investors
- Nationwide lending across 40+ states
Worst Features of Kiavi
- $50,000 required to open an account — ten times the industry standard, a significant barrier for many investors
- No property addresses supplied — borrowers must rely entirely on Kiavi’s underwriting with no ability to independently verify the collateral
- LTV ratios consistently above 65% — many consider 65% the upper threshold for a deal that can withstand foreclosure without capital loss
- Default rate above 2% — the typical residential fix and flip default rate runs under 1%; Kiavi’s is approximately double the industry norm
- Incentive fee of 1.15%–2% — uncommon among competing hard money lenders, adding to total borrowing cost
- Communication delays — a recurring theme in negative investor reviews, particularly during underwriting
Real Investor Reviews
Kiavi has generated substantial feedback across Trustpilot, BiggerPockets, and investor communities. The overall picture is mixed, with genuine praise for speed and technology alongside consistent concerns about communication and transparency.
What investors consistently praise:
- Fast closings, with many reporting deals funded in under 10 days
- Automated valuations that eliminate appraisal delays on bridge loans
- A clean, easy-to-use platform for document submission and loan tracking
- Account managers who guide borrowers through the process
What investors consistently flag:
- Communication during underwriting can slow unexpectedly
- Rates and fees can be higher for investors without an established track record
- The $50,000 account minimum is a dealbreaker for some
- Some investors reported unmet expectations around funding timelines
The pattern is consistent: experienced investors with strong credit and multiple completed deals tend to have the best experiences. Newer investors and those without substantial upfront capital tend to find it more difficult.
Kiavi Lending Alternatives
New Silver Lending
New Silver offers fix and flip loans, rental loans, ground-up construction loans, and more for real estate investors. Rates start at 9.5%, loan terms range from 12 months to 30 years, and closings can happen in as little as 5 days. The platform includes FlipScout, a hard money loan calculator, ARV calculator, BRRRR calculator, and an investor blog. New Silver operates in over 40 states entirely online.
The Investor's Edge (formerly Do Hard Money)
The Investor’s Edge — which rebranded from Do Hard Money in 2023 — provides fix and flip, rehab, foreclosure, rental, new construction, and bad credit hard money loans. They offer a “Find-Fund-Flip” system that includes deal-finding tools, educational courses, and deal analysis software alongside their lending. Loan terms run 5 to 12 months and they claim to offer 100% financing on qualifying deals. Note that membership requires an upfront fee of approximately $4,000–$6,000 before accessing funding, which is worth factoring into your decision.
Lima One Capital
Lima One offers fix and flip, new construction, rental, and multifamily financing across approximately 40 states. Rates range from 9.5% to 12%, maximum LTV is 70%, and loan amounts run from approximately $250,000 to $5 million. Terms range from 13 months to 2 years, with in-house underwriting.
Abl1.net
Asset based lending LLC provides hard money loans for fix and flip, new construction, cash-out refinance, and rental projects across 24 states. Pre-approval in 24 hours and closings in as little as 3 days. Rates run 10% to 12.5%, loan amounts range from $75,000 to $5 million, and the account minimum is $5,000.
| Feature | Our pickNew Silver | Kiavi | Lima One | ABL |
|---|---|---|---|---|
| Loan types | Fix & Flip, Rental, Ground Up | Fix & Flip, Rental, Bridge, Refi | Fix & Flip, Rental, Multifamily | Fix & Flip, Rental, New Construction |
| Min. rate | 9.5% | 6.375% (rental) |
9.5% | 10.0% |
| Max LTV | 90% | 95% (purchase) |
70% | 75% |
| Speed to close | 5 days | 7–10 days | 10–15 days | 3 days |
| States served | 40+ | 40+ | ~40 | 24 only |
| Account min. | Low | $50,000 | N/A | $5,000 |
The bottom line
Kiavi is a legitimate, well-funded hard money lender that excels at speed and technology-driven underwriting. For experienced real estate investors with solid credit, a business entity, and at least $50,000 upfront, it can be a strong financing partner — particularly for fix and flip deals and DSCR rental loans.
That said, the $50,000 account minimum is a meaningful barrier for many investors, and recurring patterns around communication delays and limited property-level transparency deserve consideration before committing. Always compare total costs of capital carefully, use our hard money loan calculator to model your deal, and make sure their strengths align with your investing strategy and timeline.
FAQ
Kiavi can typically close fix-and-flip bridge loans in 7 to 10 business days, depending on how quickly documentation is submitted. Rental loan closings may take longer due to the required third-party appraisal. Compare lender closing speeds in our hard money lenders guide.
Borrowers must operate under a business entity (LLC or corporation), have a minimum credit score of 660, and have $50,000 available to open an account. Kiavi does not verify personal income or employment.
Fix-and-flip bridge loans do not require a formal appraisal — Kiavi uses internal valuation tools. Rental loans require a third-party appraisal paid by the borrower, typically costing between $600 and $2,000. Use our ARV calculator to estimate value before the appraisal.
The most commonly cited concerns are the $50,000 account minimum, absence of property address transparency, communication delays during underwriting, and the 1.15% to 2% incentive fee not typically charged by competitors. Read our full breakdown of hard money loan costs to compare.
Kiavi is a direct lender. They originate and fund all loans in-house, reducing third-party costs and typically speeding up the process. Learn more about the difference in our guide to hard money lending.
Yes. Kiavi’s rental loan product uses DSCR underwriting — evaluated on the property’s rental income potential rather than the borrower’s personal income. This is a key advantage for portfolio investors and those without traditional W-2 income.
