Direct private lending for real estate investors.
Spica Regulus Capital is a direct private lender providing business-purpose real estate financing for investors nationwide. We make our own credit decisions and close fast, so you can move forward with confidence. Financing for experienced investors on non-owner-occupied, business-purpose properties only.
| Program | Loan Amount | Starting Rate | Leverage | Term | Min FICO |
|---|---|---|---|---|---|
| Fix & Flip | $75K–$5M | 8.75%* | Up to 90% purchase · up to 100% rehab · up to 70% ARV | 12–18 months | 660 |
| Ground-Up Construction | $75K–$5M | 8.99%* | Up to 85% LTC · up to 100% of construction budget · up to 75% ARV | 12–18 months | 680 |
| Stabilized Bridge | $75K–$3M | 8.75%* | Up to 70% LTV/ARV — completed, stabilized properties only | 12–18 months | — |
| DSCR Rental (30-Year Fixed) | $75K–$3M | 6.50%* | Up to 80% purchase LTV · up to 75% cash-out LTV · 1.05× DSCR minimum | 30 years | 660 |
* Starting rates — pricing is deal-specific and based on borrower experience, credit, leverage, property type, location, and overall scenario. All fix & flip and ground-up loans are simple interest (non-Dutch) — clients pay interest only on funds actually borrowed, with zero prepayment penalties. Ground-up program is a specialty product and is not accepting first-time ground-up investors; licensed GC experience may count toward borrower experience. Experience-based leverage: repeat borrowers with 2+, 4+, or 5+ completed deals can reach up to 85–90% purchase financing. DSCR qualifying is based on the property's rent — no personal income, tax returns, or W-2s. Short-term Airbnb/VRBO rentals and properties with active construction are not DSCR-eligible. Not offered in AK, HI, MN, NV, NC, ND, OR, SD, UT, VT.
The line, in four moves.
Scenario Call
Property, purchase price, budget, exit, and your experience — one call prices the deal and picks the program.
Terms & Application
Written terms, then a short application: entity docs, purchase contract, budget, and bank statements. No tax returns for most programs.
Underwrite & Clear
Title, appraisal/inspection, and credit run in parallel. Draws scheduled against the scope of work so rehab money is staged, not stranded.
Close & Fund
Docs, wire, done. Draws released on inspection after approval — and your next deal starts on a first-name basis.
What strengthens your file
- Completed-deal history — every closed flip moves your leverage ceiling
- Reserves covering several months of interest and carrying costs
- A realistic, contractor-backed scope and budget
- Clean title and an entity (LLC) in the deal's name
Eligible & not eligible
- Eligible: 1–4 unit non-owner-occupied investment properties — flips, rentals, builds, bridges
- Not eligible: owner-occupied homes, mixed-use, commercial properties, mobile homes
- Not eligible: consumer-purpose loans of any kind — business purpose only
- Not offered in: AK, HI, MN, NV, NC, ND, OR, SD, UT, VT
What does "simple interest (non-Dutch)" mean for me?
You pay interest only on funds actually borrowed — drawn as you need them — not on the full approved amount from day one. Combined with zero prepayment penalties, paying the loan off early costs you nothing extra.
I'm a brand-new investor. Can I still get 90%?
New investors can reach up to 90% purchase financing with 660+ FICO on fix & flip. Leverage climbs from there with completed deals — 2+, 4+, and 5+ done deals unlock 85–90% tiers on better terms.
How does DSCR qualify me without tax returns?
The property qualifies, not you personally. We take the market rent (or a lease/airdna-style analysis), confirm it covers at least 1.05× the payment, and size the loan from there — no W-2s, no personal income.
Can I finance both purchase and 100% of rehab?
Yes — up to 90% of purchase plus up to 100% of the approved rehab budget, subject to the 70% ARV ceiling and program eligibility. Rehab funds release through controlled draws after inspection.
Is ground-up open to first-time builders?
No — ground-up construction is a specialty product for investors with documented build experience; licensed GC experience can count. First-time builders should start with fix & flip and call us to plan the path.