Investor lending
DSCR rental loans, fix and flip capital, and ground-up construction funding for real estate investors. Recommended by a local team that actually walks the properties.
Avenna does not make loans. For investor lending we recommend Groundwork Fund, a loan brokerage that specializes in business-purpose lending for real estate investors, and we make the introduction. Visit groundworkfund.com for full program details. All loans are originated, underwritten, and funded by Groundwork’s lending partners. What we add is the other side of the table: we renovate and build homes in York County every day, so we can pressure test your scope and numbers before your file ever reaches underwriting.
Or call us first. We'll tell you if your deal pencils before you apply.
Why go through Avenna
Our team renovates and builds homes in York County, so when you send us a scope of work, we can pressure test it before underwriting ever sees it. That means fewer surprises at the draw inspection and a budget that holds up.
We know which blocks are moving and which comps are wishful thinking.
We review your scope before it goes in, not after it comes back with questions.
You work with us from introduction to close. Groundwork Fund handles the loan itself.
Fast answers: Groundwork issues most funding decisions within 24 to 48 hours of a complete application.
Investors, need funding? We recommend Groundwork
DSCR rental loans, fix and flip capital, and ground-up construction funding for real estate investors.
Loan programs
Buy, renovate, and resell, with the rehab funded alongside the purchase.
Short-term, asset-based financing, what most investors call hard money, for turning distressed or dated properties. The purchase and the renovation are underwritten together, so your capital stays in the deal instead of sunk into materials. Approvals move fast because the deal, not your tax returns, carries the file.
Good for: cosmetic rehabs, full gut jobs, and BRRRR projects you plan to refinance into a DSCR loan later.
| Loan amounts | Up to $2.5 million |
| Interest rates | 8.75% to 11% |
| Terms | Up to 18 months with extensions |
| Max LTC | Up to 90% total loan-to-cost |
| Renovation funding | Up to 100% of construction costs |
| Approval speed | As fast as 24 hours on a complete file |
| Draw process | Staged draws released as work is completed |
| Property types | 1 to 4 unit residential investment properties |
Qualify on the property's cash flow, not your tax returns.
Built for buy-and-hold investors. Approval is based on the debt service coverage ratio, the property's rental income relative to its payment, rather than your personal income documentation. A fit for self-employed investors, portfolio builders, and anyone whose tax returns don't tell the whole story.
Good for: purchasing a new rental, refinancing an existing one, or consolidating multiple properties into a single portfolio loan.
| Loan amounts | Up to $2.5 million |
| Max LTV | 85% purchase / 80% cash-out |
| Minimum DSCR | 0.75 |
| Minimum credit score | FICO as low as 620 |
| Cash-out | Unlimited |
| First-time investors | Welcome |
| Foreign nationals | Eligible |
| Short-term rentals | Eligible |
| Also available | Second position loans, rural properties up to 20 acres |
| Property types | 1 to 4 unit residential investment properties |
From lot to certificate of occupancy, funded in stages that match your build.
New construction financing for investors and builders developing 1 to 4 unit residential properties. Each project is evaluated on scope, timeline, and feasibility, with staged draws released as work is completed. Because our team builds homes here, we can help you assemble a plan set, timeline, and cost breakdown that underwriting will take seriously.
Good for: spec builds, infill lots, and teardown-rebuild projects across south-central PA.
| Loan amounts | Up to $2.5 million |
| Interest rates | 9.25% to 11.5% |
| Terms | Up to 18 months (12 months plus extensions) |
| Max LTC | Up to 90% total loan-to-cost |
| Construction funding | Up to 100% of construction costs |
| Experience required | None for ground-up; each project evaluated on its plan |
| Soft costs | 50% refunded within 5 days of closing |
| Draw process | Staged draws released as work is completed |
| Required docs | Architectural plans, project timeline, cost breakdown |
Program terms are set by Groundwork Fund and its lending partners and are shown for general guidance only. Current as of September 2026. Rates and terms are subject to change; all loans are subject to underwriting and credit approval.
How it works
Property address, purchase price, your plan, and your numbers. We'll give you an honest read on whether it fits a program.
We introduce you to Groundwork Fund and route your file to the right intake process. Most funding decisions come back within 24 to 48 hours of a complete package.
Groundwork releases funds, draws follow your project milestones, and we stay reachable the whole way through.
Lending area
Groundwork’s lending partners fund projects across most of the country, including all of Pennsylvania and Maryland. Groundwork does not lend in Arizona, California, Minnesota, Nevada, North Dakota, Oregon, South Dakota, or Vermont. If your project is in York County or anywhere in south-central PA, you're squarely in our home territory, and that's where our local insight does the most work for you.
FAQ
A DSCR loan is qualified on the property's cash flow instead of your personal income. Lenders look at the rental income relative to the loan payment (the debt service coverage ratio) rather than your W-2s or tax returns.
Most funding decisions are issued within 24 to 48 hours after a complete application is submitted to Groundwork.
Architectural plans, a project timeline, and a detailed cost breakdown. If you need help getting those investor-ready, that's something we can work through with you.
Residential investment properties with 1 to 4 units. These programs are for investment purposes, not owner-occupied homes.
No. These are business-purpose loans for real estate investors. If you're looking to buy a home to live in, reach out and we'll point you in the right direction.
“Hard money” is the industry term for short-term, asset-based lending secured by the property rather than by your personal income. Groundwork’s fix and flip program works that way: the deal carries the file, so approvals move in days instead of weeks. Avenna is not the lender and does not make loans. We recommend Groundwork Fund and help you get the scope and numbers right first.
On fix and flip loans, yes. The purchase and the rehab are underwritten together, with up to 100% of construction costs funded through staged draws released as work is completed.
No. Avenna is not a lender, a mortgage broker, or a mortgage loan originator. We recommend Groundwork Fund, a loan brokerage, and every loan is originated, underwritten, funded, and serviced by its lending partners under their own terms.
No. Talking through a deal with us is free, and we’ll tell you honestly if we think it doesn’t pencil before you spend time on an application.
Important disclosures
Avenna is not a lender, mortgage broker, or mortgage loan originator, and does not make loans, take loan applications, negotiate loan terms, or offer credit. Avenna has a referral relationship with Groundwork Fund (groundworkfund.com), a loan brokerage; loans are originated and funded by its lending partners. All loans described on this page are originated, underwritten, approved, funded, and serviced by Groundwork’s lending partners under their own program guidelines. Avenna may receive compensation in connection with referrals.
All programs described are business-purpose loans for non-owner-occupied residential investment properties only. They are not available for the purchase or refinance of a primary residence. Loan amounts, rates, terms, advance rates, and credit criteria are set by Groundwork Fund and its lending partners, are subject to change without notice, and are shown for general informational purposes only. Nothing on this page is a commitment to lend, an offer to extend credit, or a guarantee of approval, rate, or term. All loans are subject to underwriting, property review, appraisal, and credit approval. Not all applicants will qualify.
Christie Moreira is a licensed Pennsylvania real estate salesperson with Epique Realty. In transactions arising from this page, including investor purchases and lending introductions, she is not acting as your real estate agent and does not represent you. A written non-representation disclosure will be provided and must be signed before any such transaction proceeds. If your property is currently listed with another broker, this is not a solicitation.
Information on this page is general in nature and is not financial, investment, legal, or tax advice. Consult your own advisors before making an investment decision.