Sphinx Capital is a direct lender with its own funds. We also partner with institutions, family offices, and other private lenders in order to provide financing for properties and projects that do not qualify for our direct loan program. Our goal is to quickly connect you with the right program for your unique scenario, whether that is direct with us or through a partner.

We lend nationwide with the exception of SD, ND, and VT.

The documents requested vary depending on the loan and property type.

For all loans we require the following documents:

• 1Loan Application
• 2Copy of IDs for all borrowers
• 3Purchase contract or original settlement statement
• 4Track Record + REO Schedule
• 5Two months’ bank statements to verify liquidity
• 6Personal financial statement
• 7Entity documents
• 8Renovation or construction budget (if applicable)
• 9Lease agreement (if applicable)
• 10Title and insurance contacts
• 11Payoff Statement (if refinance)

For commercial properties we require the following additional documents:

• 1T-12 Operating Statement
• 2Pro Forma Operating Statement (if not stabilized)
• 3Rent roll
• 4Property Management Agreement

For development projects, we require the following additional documents:

• 1Plat map / survey
• 2Plans (preliminary or final)
• 3Environmental report
• 4GC information and insurance
• 5Permits (if approved)

We provide advisory services and can help you prepare the required documents. Please reach out and specifically request this option and we’ll be happy to help you organize.

Yes, we work with many brokers and referral partners and are happy to pay referral fees or commissions depending on your level of involvement in the process.

We base our approvals on the quality of the property, the experience of the borrower, and the overall likelihood that the project will be successful. While we do review credit history, it is not the primary component of our decisions, and through partners we have programs available for borrowers with low or damaged credit.

The rates and fees vary by the loan and property type. You can review our Loan Programs pages for general guidelines and complete our intake form to have your scenario quoted.

While we are primarily focused on providing debt financing, we do have relationships with groups and individuals providing equity for select projects and can make introductions as needed.

For certain development projects over $3,000,000, we will conduct a site visit along with any other funding partners who may be involved.

Our draw process is straightforward. When you are ready for a draw, let us know and we will order an inspection from a third party inspection company. They will verify the work that has been completed and send us an inspection report. Then we will release the draw funds in line with the report.

For certain renovation and construction projects we can provide advance draws for materials or deposits with contractors.

No, you can pay the fix and flip, bridge, and construction loans off at anytime without additional fees.

The closing time frame depends on the loan type and is highly dependent on the borrower and how quickly they can provide the required documentation, as well as the valuation process. Typically our short-term loans are closing in 14-21 days and long-term within 21-30 days.

For most programs, we do not. For certain low-rate, long-term commercial programs, tax returns are a requirement.

For renovation or construction projects we will obtain an appraisal that provides both the current As-Is and future As-Completed or ARV values of the property/project. For properties that are stabilized or do not require renovations we will request only the As-Is value. We order appraisals from various AMCs or select local appraisers, depending on the property type and location.

As long as you are experienced, we allow borrowers to complete work themselves. For new construction or projects with significant renovation such as additions or floor plan changes we will require a GC.

We require hazard insurance for a one-year period with vacancy and vandalism coverage in an amount that covers the loan amount at a minimum. We also require liability insurance. We have relationships with several insurance agents and can connect you upon request.