Real Estate Investor & Commercial Real Estate Loans
Fix-and-flip, bridge, construction, DSCR rental, and commercial real estate loans nationwide. Asset-based underwriting, fast closings.
Financing Built for How Real Estate Deals Actually Work
Real estate investment moves on timelines that conventional lending cannot match. A distressed property sells at auction with a two-week closing window. A bridge position matures before the permanent loan is ready. A fix-and-flip renovation finishes and the refinance needs to close before carrying costs erode the margin. A commercial acquisition requires a lender who understands the asset class and can underwrite the deal — not just run the borrower's tax returns through a debt-to-income formula.
Aberdeen Financial Group provides real estate investor and commercial real estate loans across all 50 states. We underwrite based on the asset, the deal structure, and the exit strategy. We close faster than conventional lenders. And we work with residential investors, commercial buyers, developers, and portfolio operators at every scale — from a first fix-and-flip to a multi-property commercial acquisition.
Our nationwide lender network gives us access to programs across every property type, loan size, and investor profile. We have been structuring real estate financing since 2004 and have deployed over $30 million across our full lending portfolio.
Real Estate Loan Programs
Fix-and-Flip Loans
Fix-and-flip financing is short-term acquisition and renovation capital structured around a sale exit. The loan covers the purchase price and, in most programs, a portion of the renovation budget — with the after-repair value (ARV) of the completed property driving the underwriting rather than the as-is value at acquisition.
Aberdeen Financial Group structures fix-and-flip loans for investors across all 50 states on single-family homes, small multifamily properties, and mixed-use buildings. We evaluate each deal on the spread between acquisition cost and ARV, the renovation scope and budget, the investor's exit timeline, and current market conditions for the finished product in that specific location.
Loan amounts from $50,000 to $5 million. Closings structured around your acquisition timeline — not a bank committee's schedule.
Bridge Loans
A bridge loan closes the gap between where a deal is and where it needs to go. In real estate, that gap appears in several recurring situations: acquiring a property before permanent financing is arranged, stabilizing an asset before a refinance, completing a renovation before transitioning to a DSCR loan, or covering the period between a construction completion and a certificate of occupancy.
Bridge loans are precision tools — short in duration, fast to close, priced for the specific window they are solving. Aberdeen Financial Group structures bridge loans for residential investors, commercial property owners, and developers nationwide. We size them correctly for the exit timeline and price them transparently so you can model the carry cost accurately before committing.
Ground-Up Construction Loans
Construction financing funds the development of new property from raw land through completion. It is among the most complex forms of real estate lending — draws tied to verified construction milestones, loan-to-cost ratios that evolve as the project progresses, and a lender relationship that must remain functional and responsive for the full duration of a build.
Aberdeen Financial Group provides construction loans for residential developers, infill builders, small multifamily developers, and commercial construction projects across the country. We evaluate construction loan applications on the land value, the project budget, the contractor's verified track record, and the exit strategy — sale of the completed asset or refinance into permanent financing.
Draw structures are tied to documented construction progress. Capital releases as work is completed and verified — keeping the project funded and the contractor paid without releasing capital ahead of documented milestones.
DSCR Rental Property Loans
DSCR — Debt Service Coverage Ratio — loans qualify based on the income the property generates rather than the borrower's personal income. If the property's rent covers the loan payment at the required ratio, typically between 1.0x and 1.25x, the loan can qualify without W-2s, personal tax returns, or debt-to-income analysis based on the borrower's personal finances.
This structure makes DSCR loans the preferred financing vehicle for self-employed investors, business owners with complex personal income, portfolio landlords who have outgrown conventional loan programs, and any investor whose personal income documentation does not reflect their actual financial position.
Aberdeen Financial Group structures DSCR loans for stabilized single-family rentals, small multifamily properties, short-term rental properties with documented income history, and portfolio blanket facilities for investors holding multiple assets. We work with investors at every portfolio size — from a first rental property to a seasoned portfolio operator refinancing across a dozen assets simultaneously.
Commercial Real Estate Loans
Commercial real estate encompasses a wide range of asset classes — retail, office, industrial, multifamily of five units or more, mixed-use, hospitality, self-storage, and special-use properties. Each asset class has its own underwriting conventions, income dynamics, and lender appetite. Getting commercial real estate financing right requires a financing partner who understands the asset class, not just the loan program.
Aberdeen Financial Group works with commercial real estate buyers, investors, and developers on acquisition financing, refinancing, bridge-to-permanent transitions, and value-add repositioning capital. We match commercial real estate deals to the lenders in our network who actively finance that specific asset class — which produces better terms and faster decisions than applying to lenders who treat commercial real estate as a secondary product.
We finance commercial real estate nationally, with particular depth in Florida, Texas, Georgia, New York, North Carolina, and California. Loan amounts from $50,000 to $5 million through our direct network, with referral capacity for larger transactions.
DSCR Calculator
✗ DSCR below 1.0 — property may not qualify
Who We Work With
Aberdeen Financial Group finances real estate across the full investor spectrum. First-time fix-and-flip investors executing their initial project with an experienced contractor. Active investors running multiple simultaneous renovations. Portfolio landlords refinancing stabilized rental assets. Developers building new residential and commercial product. Commercial property owners acquiring, repositioning, or refinancing income-producing assets.
We evaluate each deal on its own merit. The quality of the asset, the soundness of the deal structure, and the clarity of the exit strategy carry more weight than the investor's personal credit score or the number of deals they have previously closed.
Why Aberdeen Financial Group for Real Estate Financing
Speed is the most common reason investors choose Aberdeen over conventional lenders. A bank approval process measured in weeks is simply incompatible with how competitive real estate markets operate. Our asset-based underwriting, nationwide lender network, and experienced funding advisors produce decisions and closings on timelines that match how deals actually happen.
Transparency is the second reason. We explain our programs clearly, price deals honestly, and tell clients early if a deal is not a strong fit rather than running a process that will ultimately decline. You can model your deal knowing the financing will perform as quoted.
Experience is the third. Aberdeen Financial Group has been structuring real estate financing since 2004. We have seen the deal structures that work, the renovation budgets that hold, and the exit strategies that close. That experience shapes how we evaluate deals and how we advise clients on structure before they commit.
Frequently Asked Questions — Real Estate Loans
Finance Your Next Real Estate Investment
Talk to a funding advisor today. Bring us your deal — the property type, the numbers, and your exit plan — and we will give you a direct assessment of what financing is available and what it will cost.