How It Works

We’ve made the process simple, fast, and clear:

Borrower Application

Tell us about yourself and your experience. This data allows us to move forward quickly.

Submit Property Details

Tell us a few details about the property. We’ll need basic information to get started.

Property Evaluation

We’ll assess the current value and the after-repair value to ensure the numbers work.

Term Sheet Issued

If the deal makes sense, we’ll send you a terms sheet. Everything’s transparent.

Funding

Once due diligence is complete, we close and fund your loan. Many deals close within a week.

Why Borrow from Free State Capital?

At Free State Capital, we understand the challenges real estate investors face — because we’re active investors ourselves. That’s why we’ve built a relationship-based private lending company designed to help you close quickly and confidently, without the red tape of traditional financing.

We provide capital for value-add real estate projects including fix & flips, rental property renovations, and opportunistic acquisitions. Our goal is to be the funding partner that helps you move faster, scale smarter, and keep your projects moving.

What sets us apart:

• Fast closings — we can move as fast as title
• Local decision-makers who understand your business
• Flexible underwriting and deal-specific terms
• Rehab escrow available to cover renovation costs
• Honest communication and long-term partnership focus

Who We Lend To

We lend to experienced real estate investors and companies in Maryland and surrounding markets. If you’ve got a property under contract or ready to be acquired and improved, let’s talk.

General borrower guidelines:

• Business entities (LLC, Corp, etc.)
• U.S.-based investors
• At least one completed flip or renovation preferred
• Property must be non-owner-occupied

 Loan Terms

We tailor each loan based on the project, borrower, and exit strategy. Typical terms include:

• Loan Amount: $100,000 to $500,000+
• Interest Rate: 12–13% annual interest only (project-dependent)
• Term Length: 6–12 months
• LTV: Up to 75% of After Repair Value (ARV)
• Points: 2–3% origination
• Rehab Escrows: Available for qualifying projects
• No prepayment penalty

We offer interest-only loans with no monthly amortization. Borrowers only pay monthly interest, with the principal due at maturity or payoff.

Ready to Get Funded?

Whether you’re buying your next flip, repositioning a rental, or scaling your investment business, Free State Capital is here to help you move quickly and efficiently.