Finding a reliable private lender for real estate investing is harder than it looks. Rates, terms, communication standards, and approval criteria all vary significantly from one company to the next, and the wrong choice can cost you a deal. This review covers LendingOne in detail: what they offer, how borrowers describe the experience, where the friction tends to appear, and who they actually suit.
- → LendingOne is a direct private lender founded in 2014, operating in 41 states. All loans must be held in a legal entity — LLCs, LPs, corporations, or revocable trusts. No personal-name borrowing.
- → Products include fix and flip, fix to rent, DSCR rental, SFR portfolio, new construction, and multifamily bridge loans — loan amounts from $100,000 up to $15,000,000.
- → Fix and flip loans go up to 92.5% LTC with 100% of rehab costs covered, no W-2 or tax return required, and no prepayment penalty.
- → Rates range from approximately 7% to 12.9% depending on product, experience, leverage, and deal specifics. The online quote is an estimate — final pricing is determined at underwriting.
- → Borrower feedback is generally positive on responsiveness and technology, but flags pricing movement between initial quote and close, mid-process communication gaps, and tougher terms for newer investors.
- → Best suited to experienced investors, BRRRR strategy buyers, buy-and-hold landlords, and portfolio consolidators. Less ideal for first-timers, speed-first flippers, or commercial deals above their loan caps.
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What is LendingOne?
LendingOne is a direct private lender for real estate investors, founded in Boca Raton, Florida in 2014 by Bill Green and Matthew Neisser. The company originally operated as Crestar Funding before rebranding in November 2016. Today it provides loans in 41 states, with the exception of Alaska, Nevada, North Dakota, and South Dakota.
The lender is backed by a global asset manager and focuses exclusively on non-owner-occupied investment properties. It does not offer traditional residential mortgages. Loans are only made to LLCs, limited partnerships, general partnerships, corporations, and revocable trusts, not to individuals borrowing in their own name.
LendingOne holds an A+ rating with the Better Business Bureau and has been BBB-accredited since February 2017.
What Do Borrowers Actually Say?
Before getting into loan specifics, it is worth looking at what investors who have used LendingOne report.
The consistent positives: responsive loan advisors during the early stages, a clean online portal for tracking loan progress, and a straightforward rate quote process that takes about two minutes. Borrowers with established portfolios tend to have smoother experiences than those doing their first or second deal.
The recurring frustrations are worth knowing before you apply. Several borrowers report that pricing can shift between the initial rate conversation and final underwriting, often tied to deal-specific factors like appraisal outcome, leverage, or experience level. Others mention that loan status updates require proactive follow-up once a deal is in process. There are also reports of credit pulls occurring before a term sheet is formally issued, which is worth clarifying upfront.
None of this makes LendingOne a bad lender. It does mean the experience is more variable than a simple star rating suggests, and borrowers benefit from asking direct questions about final pricing before moving too far into the process.
What Real Investors Say: Themes At A Glance
| Experience area | What borrowers praise | What borrowers flag |
|---|---|---|
| Loan advisors | Positive Responsive early in the process; helpful for first-time DSCR borrowers |
Flagged Communication can slow after initial stages; status updates may require follow-up |
| Pricing transparency | Positive Rate quotes available in ~2 minutes online |
Flagged Final pricing can differ from initial quote depending on appraisal and deal specifics |
| Speed | Positive Fix and flip can close in 10 business days on straightforward deals |
Flagged Not the fastest in the market; complex transactions take longer |
| Qualification | Positive No W-2s or tax returns required on most products; deal-based underwriting |
Flagged Experience matters more than credit score; newer investors may find terms less favorable |
| Technology | Positive Online portal for tracking; ARV and DSCR calculators on-site |
Flagged Some borrowers find real-time updates less immediate than expected |
LendingOne Loan Products
Fix and flip loans
LendingOne’s fix and flip loans cover both the property purchase and renovation costs within a single facility. Current terms:
- Loan amounts: $100,000 to $3,000,000
- Up to 92.5% loan-to-cost; 100% of rehab costs covered
- No W-2 or tax return required for qualification
- No prepayment penalty
- Interest-only payment options available
- Closings in as little as 10 business days on straightforward deals
- Rate quotes online in approximately 2 minutes
Eligible property types include single-family residences, 2-4 unit properties, condominiums, and townhouses. No owner-occupied properties.
One thing worth noting: the original New Silver article stated a minimum loan of $75,000. LendingOne’s current FAQs confirm the minimum is now $100,000. Always verify directly, as these figures do change.
Fix to rent loans (BRRRR strategy)
The fix to rent product suits investors using the BRRRR strategy — buy, rehab, rent, refinance, repeat. It works by combining a short-term rehab phase with a rollover into a 30-year rental loan once the renovation is complete. LendingOne offers up to 95% LTC on this product, and borrowers moving from the fix phase to the rental phase receive fee discounts.
This is genuinely useful for investors who want to avoid shopping for a second lender mid-project. The main consideration: the rental phase underwriting still has to clear, and the appraisal on the finished property drives the final terms you land on.
DSCR rental loans
LendingOne’s DSCR rental loans use the property’s debt service coverage ratio — net operating income divided by annual debt payments — rather than personal income to qualify borrowers. A DSCR above 1.0 means the property generates enough rental income to cover the loan; below 1.0 means it does not.
These are 30-year loans available as fixed-rate or ARM structures. LTV goes up to 80% for purchase and rate/term refinance, and 75% for cash-out. The DSCR product works well for landlords with significant rental income but irregular personal W-2 income, which describes most active real estate investors.
SFR portfolio loans
For investors with multiple single-family rentals, LendingOne offers a portfolio consolidation product that bundles several properties into one loan with one monthly payment. Loan amounts go up to $3 million. This suits landlords who are tired of managing separate loans across a growing portfolio.
New construction loans
Ground-up construction financing from $500,000 to $3,000,000, with terms from 12 to 24 months and up to 90% LTC. Eligible property types include single-family detached, townhomes, condos, and multi-family. Funds are released on a draw schedule tied to construction milestones rather than at closing.
Multifamily bridge loans
For apartment buildings, LendingOne offers bridge loans from $1,000,000 to $15,000,000 on properties with 5 to 200 rental units. Terms run 12 to 36 months. Designed for acquisitions, refinances, value-add projects, and lease-up situations. Minimum occupancy of 70% is typically required, and closing takes around 20 business days.
Lending One requirements
Getting financing through Lending One is typically easier than applying for a mortgage. Each loan has different requirements, and these aren’t the same as hard money lenders either. In general, a credit score of 680 is required for loans with Lending One. Qualifying for a loan with Lending One means that you’ll need to be getting funding for a secondary home, vacation home, investment property or house flipping project.
LendingOne Rates: What To Expect
LendingOne’s rates are deal-specific. The lender prices based on experience level, leverage, property type, loan duration, and DSCR for rental products. Published indicative ranges sit between approximately 7% and 12.9% depending on the product, with bridge and fix and flip loans typically at the higher end.
Hard money loan rates across the industry currently average between 9.25% and 11.25% nationally, which puts LendingOne’s advertised floor below the market norm — but actual pricing depends heavily on the specific deal. The final number you see after underwriting may differ from the initial quote, particularly on more complex deals or for newer investors. Ask specifically what factors could move your rate before submitting a full application.
Who LendingOne Suits
Is LendingOne right for you?
A practical fit guide based on investor type and strategy
| Good fit | Poor fit |
|---|---|
| Experienced investors 2+ completed deals. Track record earns better pricing. | Speed-first flippers 10-day close is possible, not guaranteed on complex deals. |
| Buy-and-hold landlords DSCR products qualify on rental income, no W-2 needed. | First-time investors Experience can outweigh credit score; terms may reflect this. |
| BRRRR strategy investors Fix-to-rent rollover removes the need for a second lender. | Lowest-fee seekers Pricing is competitive but not the cheapest option available. |
| Portfolio consolidators SFR portfolio loans bundle multiple rentals into one payment. | Commercial investors Max loan sizes fall short of large commercial deal requirements. |
LendingOne Requirements
General qualification benchmarks based on currently available information:
- Entity required: all loans must be held in an LLC, LP, GP, corporation, or revocable trust
- Minimum credit score: approximately 620–660 depending on product (LendingOne does not publish a single universal minimum)
- Income verification: not required on fix and flip or fix to rent loans
- DSCR rental loans: qualify based on property cash flow, not personal income
- Experience: weighted heavily in pricing, more completed deals typically produces better terms
- Properties: must be investment, not owner-occupied
One correction from the original article: it stated a minimum FICO of 680 as a general requirement. Third-party sources currently cite figures as low as 600 on some products. Confirm directly with their team for your specific loan type.
Common Complaints Worth Knowing
Before applying, these friction points appear with some frequency in borrower accounts.
Pricing movement between quote and close. The online rate quote is an estimate. Final pricing depends on the full underwriting picture — appraisal, experience level, and current leverage all feed into the number you actually receive. The gap can be meaningful on some deals.
Credit pulls before formal terms. Some borrowers report that a credit pull happens before a written term sheet is provided. If that matters to you, ask explicitly about timing during the pre-application conversation.
Communication during the process. Early-stage contact is generally praised. Mid-process communication quality is less consistent, and some borrowers report needing to follow up more than expected for status updates.
Experience-based underwriting. Newer investors sometimes find that a deal qualifies on paper but that the offered pricing reflects their limited track record more than the deal itself. This is common across private lending, but it catches first-time borrowers off guard.
How LendingOne Compares
Rather than naming specific competitors side by side, here is a practical framework for where LendingOne sits.
Speed vs. flexibility. If closing in under 5 business days is critical, there are faster lenders. LendingOne is quicker than bank financing but sits in the mid-range for private lenders on deal timelines.
Leverage vs. rate. LendingOne offers high leverage — up to 95% LTC on fix to rent — which is genuinely competitive. That leverage typically comes at market-rate pricing rather than discount pricing.
Product range vs. simplicity. The breadth of products means an experienced investor can potentially stay with one lender across multiple strategies. A newer investor doing a single flip may get a faster, simpler experience elsewhere.
For a broader look at how private lending works and what to look for in a lender, this guide to hard money lenders covers the main types and key selection criteria.
LendingOne Alternatives
New Silver
New Silver is a direct hard money lender built specifically for real estate investors. Products include fix and flip loans, 30-year rental loans, and ground-up construction loans, all on the same platform.
New Silver operates entirely online with instant term sheets, loan approval in 5 minutes, and closing in as few as 5 business days. Loan qualification is based primarily on the property deal. Minimum credit score is 650 on most products. For investors comparing the two, New Silver suits borrowers who need speed, simplicity, and white-glove service.
Kiavi
Kiavi offers bridge loans and long-term rental financing. Bridge loan rates start around 6.95%, with funding from $100,000 to $1.5 million. There is no application fee or appraisal required for bridge loans, and no income or employment verification. Rental loans carry 30-year terms.
Lima One Capital
Lima One Capital is a private lender offering fix and flip, new construction, rental, and multifamily financing across approximately 40 states. Rates range from around 8.99% upward, with loan amounts starting around $75,000 and going up to roughly $5 million.
Pros and Cons
|
High leverage
Up to 95% LTC on fix to rent; 92.5% on fix and flip with 100% of rehab covered
|
Pricing can shift at underwriting
The online quote is an estimate; final rate depends on appraisal, experience, and leverage
|
|
No income verification
No W-2 or tax returns required on fix and flip, fix to rent, or DSCR products
|
Experience-weighted pricing
Newer investors typically receive less favorable terms regardless of deal quality
|
|
Broad product range
Fix and flip, DSCR rental, SFR portfolio, new construction, and multifamily bridge — all under one roof
|
Mid-process communication
Status updates after initial stages often require borrower follow-up
|
|
Fix to rent rollover
Rehab loan rolls directly into a 30-year rental loan with fee discounts — no second lender needed
|
Loan minimums rule out smaller deals
$100K minimum on fix and flip; $500K on new construction; $1M on multifamily bridge
|
|
Strong accreditation
BBB A+ rated and accredited since 2017; backed by a global asset manager
|
Entity required — no personal borrowing
All loans must be in an LLC, LP, GP, corporation, or revocable trust
|
|
Rate quotes in 2 minutes
Online indicative pricing available instantly; no commitment required to get a number
|
4 states excluded
Not available in Alaska, Nevada, North Dakota, or South Dakota
|
Verdict
LendingOne is a legitimate, well-capitalized lender with a solid product range and a strong operational track record. For investors with a few deals behind them, a rental portfolio to manage, or a BRRRR strategy to execute, it makes a reasonable case. The fix-to-rent rollover in particular is a real advantage, transitioning from a rehab loan directly into a 30-year rental loan without sourcing a second lender saves both time and closing costs.
For first-time investors or borrowers who need the fastest possible close, the picture is less clear. Experience influences pricing more than at some competitors, and closing timelines vary with deal complexity.
The most important step before applying: get a specific rate conversation with a LendingOne advisor, ask what factors could change your final pricing, and clarify when the credit pull occurs. That conversation will tell you more than any review.
Use New Silver’s free hard money loan calculator to estimate loan amounts, rates, and repayments before approaching any lender.
FAQ
Yes. LendingOne has operated since 2014, holds an A+ rating with the Better Business Bureau, is NMLS licensed (number 1508627), and is backed by a global asset manager.
It can be, but experience plays a meaningful role in the pricing you receive. First-time investors may find that their deal qualifies but that the terms offered reflect their limited track record. Some lenders are more straightforward for a first deal.
LendingOne’s pricing is in line with private lending market norms, which run higher than conventional mortgage rates. Origination fees and pricing vary by deal. Get specific numbers from an advisor before committing, because the initial online quote is an estimate.
Fix and flip loans can close in as little as 10 business days on straightforward deals. More complex transactions take longer. LendingOne is not among the fastest private lenders in the market, but it is significantly faster than bank financing.
The recurring themes in borrower feedback are: pricing that shifts between initial quote and final underwriting, mid-process communication requiring proactive follow-up, credit pulls before a formal term sheet, and qualification terms that are harder for newer investors than the general marketing implies.
No. All loans must be in the name of a legal entity: LLC, LP, GP, corporation, or revocable trust.
LendingOne does not publish a universal minimum publicly. Third-party sources cite figures starting around 620 depending on the product. Confirm directly with their team for your specific loan type and deal.
