InstaLend evaluates the property's Net Operating Income (NOI), not your personal W-2 or tax returns. The asset qualifies the loan.
No W-2s, tax returns, or employment verification. Asset-based lending means streamlined approval regardless of how your personal income is structured.
Acquire a new apartment building, refinance an existing asset, cash out equity, or expand your multifamily portfolio. One loan product, multiple strategies.
InstaLend lends across 46 states. Invest in the multifamily markets with the strongest fundamentals, not just the ones close to your bank's branch network.
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A multifamily term loan provides long-term, stable financing for stabilised apartment buildings and multi-unit investment properties. Approval is based on the property's NOI and asset value rather than the borrower's personal income. Making it accessible to self-employed investors, business owners, and portfolio investors with complex income structures.
InstaLend's term loans are purpose-built for real estate investors: no upfront fees, minimal paperwork, customised structures, and asset-based underwriting that evaluates the deal on its own merits. Eligible for acquisition, refinancing, cash-out, and portfolio expansion.
A bridge loan is the right tool when a property isn't yet stabilised enough to qualify for a term loan. It's being acquired, renovated, or repositioned. Bridge loans are short-term (12–24 months), interest-only, and asset-based, giving investors the capital to execute a value-add strategy before transitioning to permanent term financing.
The typical lifecycle: Use InstaLend's bridge loan to acquire a distressed or underoccupied apartment building. Execute renovations and lease-up. Once occupancy and NOI meet term loan thresholds, refinance into a long-term term loan. InstaLend offers both products. Bridging the full investment lifecycle.
Government-sponsored enterprises (Fannie Mae, Freddie Mac, and FHA) offer the lowest long-term rates for multifamily real estate loans. They're designed for stabilised, income-producing apartment buildings and come with strict qualification criteria: 85–90%+ occupancy, documented NOI, minimum DSCR of 1.25x, and full borrower income verification.
Agency loans are ideal as the permanent financing destination after a value-add bridge loan strategy. They offer fixed rates for 5–35 year terms and are non-recourse in most cases. The limitation: full income verification is required, approval takes 60–90 days, and distressed or transitional properties are not eligible.
A multifamily refinance loan replaces an existing mortgage on an apartment building with a new loan. Typically to achieve a lower rate, extend the term, or cash out equity built in the property. Investors most commonly refinance after a value-add strategy has increased the property's NOI and appraised value, allowing them to pull capital out and deploy it into the next deal.
InstaLend's multifamily refinance uses the same asset-based model. Qualification on NOI and property value rather than personal income documents. Cash-out refinancing is available to unlock equity in stabilised multifamily assets without requiring a full property sale.
| FEATURE | TERM LOAN (INSTALEND) | BRIDGE LOAN | AGENCY / GOV | REFINANCE |
|---|---|---|---|---|
| Income verification | None | None | Full docs | None |
| Loan term | Long-term | 12–24 months | 5–35 years | Long-term |
| Distressed property | Stabilised only | Yes | No | Stabilised only |
| Cash-out option | Yes | No | Limited | Yes |
| Min. DSCR | 1.20–1.25x | Flexible | 1.25x+ | 1.20–1.25x |
| Best use | Acquire / hold stabilised | Value-add, transitional | Long-term, low rate | Extract equity, lower rate |
InstaLend's 7–14 day close timeline means you can make competitive offers on distressed multifamily properties - including deals with deferred maintenance, low occupancy, or fire damage - before conventional buyers can get approved. Asset-based underwriting means the building qualifies, not your tax returns.
During the 12–24 month bridge term, use the capital to renovate units, improve common areas, install new systems, and raise rents to market rate. Interest-only payments preserve cash flow while construction and lease-up are underway. InstaLend can structure draw-schedule disbursement for renovation-heavy projects.
Once the property is stabilised -full occupancy, market-rate rents, strong NOI — you have two exit paths. Refinance into a long-term multifamily loan (agency, CMBS, or DSCR) at a higher loan amount reflecting the improved value. Or sell the asset for a profit above your total project cost. InstaLend requires a defined exit strategy before funding.
Finance the purchase of a stabilised 5+ unit apartment building. Asset-based qualification on NOI means faster approvals without income documentation. Ideal for investors acquiring their first multifamily asset or expanding an existing portfolio.
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Refinance an existing multifamily loan to achieve a better rate, extend the term, or restructure the payment schedule to improve monthly cash flow. InstaLend's asset-based approach means no income verification is required to refinance. Just a stabilised property with strong NOI.
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Pull equity from a stabilised multifamily asset without selling it. Cash-out refinancing allows investors to access capital locked in an appreciated property and redeploy it into the next acquisition. InstaLend structures cash-out refis based on the property's current appraised value and NOI.
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The most common lifecycle: InstaLend's bridge loan funds acquisition and value-add renovation. Once the building is stabilised. Full occupancy, market-rate rents. Refinance into InstaLend's term loan for permanent financing at a better rate. One lender, full investment lifecycle.
Experienced investors scaling a multifamily portfolio can use InstaLend's term loans across multiple properties simultaneously. No income verification cap means no ceiling on the number of InstaLend loans you can hold. Scale portfolio exposure without hitting conventional financing walls.
Single-family landlords looking to scale into apartment buildings face a financing gap. Traditional banks require institutional-level documentation for commercial multifamily loans. InstaLend's asset-based term loan bridges that gap, making multifamily real estate investing accessible to investors at every level.
Share the property address, unit count, current occupancy, monthly rent roll, and annual NOI. Your investment strategy — acquisition, refinance, or cash-out. No personal income documents at this stage.
Our team reviews the property's Net Operating Income, occupancy rate, and appraised asset value. No W-2s. No tax returns. The building's income qualifies the loan.
Get your customised term sheet — structured around your strategy and exit plan. Finalise paperwork and close. InstaLend moves at investor pace, not bank committee pace.
Share the property address, unit count, current occupancy, monthly rent roll, and annual NOI. Your investment strategy - acquisition, refinance, or cash-out. No personal income documents at this stage.
Our team reviews the property's Net Operating Income, occupancy rate, and appraised asset value. No W-2s. No tax returns. The building's income qualifies the loan.
Get your customised term sheet — structured around your strategy and exit plan. Finalise paperwork and close. InstaLend moves at investor pace, not bank committee pace.
Share the property address, purchase price, estimated renovation costs, and projected ARV. Takes under 5 minutes — no financial documents at this stage.
InstaLend's team reviews the property's current value, renovation scope, and after-repair value. No W-2s. No tax returns. The deal does the qualifying.
Receive your term sheet, finalise paperwork, and close. Renovation costs are disbursed via a draw schedule as work progresses. Most loans fund within 10-14 business days.
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Share the property address, purchase price, estimated renovation costs, and projected ARV. Takes under 5 minutes with no financial documents at this stage.
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InstaLend's team reviews the property's current value, renovation scope, and after-repair value. No W-2s. No tax returns. The deal does the qualifying.
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Receive your term sheet, finalise paperwork, and close. Renovation costs are disbursed via a draw schedule as work progresses. Most loans fund within 10-14 business days.
Transitioning from single-family into apartment buildings? InstaLend's asset-based term loan eliminates the institutional documentation barrier. Qualify on the property's NOI. Your investment track record in single-family is sufficient context for approval consideration.
No property cap. No income verification ceiling. Experienced multifamily operators scaling from 5 to 50+ units across multiple buildings use InstaLend's term loans to add assets without hitting conventional financing walls at loan 10.
Complex tax returns, business write-offs, variable income structures. These disqualify investors from conventional multifamily mortgage lenders. InstaLend's NOI-based approval means the property's performance is what matters, not how your accountant structured last year's returns.
Completed a successful bridge loan value-add? Stabilised the property and hit your NOI targets? InstaLend's term loan is the natural next step. Refinancing from bridge to permanent financing within a single lender relationship, without starting over with a new underwriting process.
Built significant equity in a stabilised apartment building? InstaLend's multifamily refinance loan unlocks that equity without selling the asset. Allowing investors to extract capital and fund new acquisitions while retaining the income-generating property
Invest where apartment fundamentals are strongest, not just where you live. InstaLend lends in 46 states. Illinois, New Jersey, New York, North Carolina, South Carolina, Delaware, Florida, Massachusetts. Our top multifamily markets are fully covered.
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A multifamily term loan is a long-term financing product used to acquire, refinance, or hold a multifamily residential property. Typically an apartment building with 5 or more units. Unlike a short-term bridge loan, a term loan provides stable, long-term financing for investors holding multifamily assets as income-producing properties.
No. InstaLend's multifamily term loans are asset-based. Qualification is based on the property's Net Operating Income (NOI), occupancy rate, and asset value. No personal W-2s or tax returns are required. This makes InstaLend accessible to self-employed investors, business owners, and anyone with a complex income structure.
NOI stands for Net Operating Income. The property's total rental revenue minus operating expenses (maintenance, insurance, taxes, management), before debt service. For multifamily term loans, NOI is the primary qualification metric. Lenders divide NOI by the debt service payment to calculate DSCR. A DSCR of 1.25x or higher is typically required for favourable terms.
Capitalisation rate (cap rate) is the ratio of a property's NOI to its market value. Cap Rate = NOI ÷ Property Value. A 6% cap rate on a building with $120,000 NOI implies a $2M value. Investors use cap rates to evaluate multifamily deals and lenders use them to determine loan-to-value calculations. Lower cap rates indicate higher property values in desirable markets.
A bridge loan is short-term (12–24 months) and used for transitional properties being acquired, renovated, or repositioned. A term loan is long-term and designed for stabilised, income-producing multifamily assets. The bridge loan funds the journey; the term loan funds the destination. InstaLend offers both products under one lender relationship.
InstaLend's multifamily term loans cover apartment buildings and complexes with 5 or more residential units, including garden-style apartments, mid-rise buildings, townhome communities, and mixed-use properties with majority residential space. Properties must be stabilised. At or near market-rate occupancy with documented rental income.
Yes. InstaLend's multifamily term loans can be used for refinancing existing multifamily properties. Including cash-out refinances to unlock equity. Investors commonly use a bridge loan to stabilise a property, then refinance into a long-term term loan once occupancy and NOI meet permanent financing thresholds.
InstaLend offers multifamily term loans in 46 states across the USA. We do not currently lend in North Dakota, South Dakota, Arizona, California, or Utah. Top markets include Illinois, New Jersey, New York, North Carolina, South Carolina, Delaware, Florida, and Massachusetts.