Private Real Estate Investor Financing
Fix & flip, ground-up construction, DSCR rental, and bridge financing for real estate investors. Clear options, direct communication, and a fast answer on your deal.
What are you financing?
Four ways in. Pick the one that matches your deal and you'll see the guidelines it has to clear before you give up an email address.
Buy. Renovate. Reposition.
Purchase and renovation financing for cosmetic refreshes through full structural gut jobs, with draws handled in-house so the crew isn't waiting on money.
Up to 95% LTC / 75% ARV on eligible cosmetic rehab
Explore rehab financing
Finance the build from land through completion.
Ground-up residential construction for builders and investors, funded in draws with construction management handled in-house.
Up to 90% LTC / 75% ARV, up to 70% of land value at initial advance
Explore construction financing
Qualify around the property's rental income.
Long-term rental financing underwritten on what the property earns rather than on tax returns, including short-term rentals and vacant refinances.
$75K – $3M, DSCR as low as 0.80, up to 80% purchase LTV
Explore rental financing
Flexible capital when timing or transition matters.
Acquisition, refinance, and cash-out financing for investors who need speed now and a plan for what comes after.
Short-term and long-term structures, up to 80% purchase LTV
Explore bridge financingProgram guidelines shown are maximum or minimum parameters, not an offer of credit. Every loan is subject to borrower, property, transaction, state, underwriting, and final approval.
Why Simple Money Lenders
Big lenders put a committee between you and an answer. Simple Money Lenders is built the other way around: one person who knows real estate, reads your deal directly, and tells you straight what's possible.
No intake team, no handoffs, no getting re-explained to a new person every call. The person you talk to first is the person who stays on your file.
Your deal gets read the way you read it - purchase, rehab, exit, timeline. The conversation starts at the numbers, not at a checklist.
If a deal doesn't work, you'll know quickly and you'll know why. Your time on a deal is worth more than anyone's pipeline.
“Tell me about the deal. I'll tell you if I can fund it.”
How It Works
Property, numbers, and your timeline. Two minutes, and it goes straight to William - not a call center queue.
A straight answer on which programs fit and what they'd look like. If the deal isn't a fit, you hear that quickly instead of being strung along.
Clear conditions, no moving goalposts, and draws handled in-house on construction and rehab files so the work keeps moving.
Selected deal examples
A few examples of investor projects William has helped arrange financing for, across acquisitions, refinances, construction, and bridge strategies.
Magnolia, WA
Cosmetic flip sold within 87 days for a reported 32% ROI.
Northgate, WA
Triplex acquisition that cash flows monthly.
North Beacon Hill, WA
Approved and funded without income verification.
West Seattle, WA
New studio apartment building now reported as 90% leased.
Madison Park, Seattle, WA
Short-term rental duplex acquisition.
These examples reflect reported past transactions and are not a guarantee of approval, funding, timing, terms, investment returns, cash flow, or leasing results. Every deal is subject to borrower, property, transaction, state, underwriting, and final approval.
What borrowers say
These are public Google reviews from William's time at Rain City Capital. Real names, real deals, and attributed to the firm the work was done under.
I recently had the pleasure of working with William Guyett at Rain City Capital for a hard money loan on my latest property flip. From the outset, William made the entire process not only smooth but impressively quick, which is crucial in the fast-paced real estate investment world. What stood out to me was the simplicity and efficiency of the rehab draw process. Often, this can be a point of frustration due to complicated procedures and delays, but William ensured everything was straightforward and hassle-free. His professionalism, knowledge, and dedication to customer service significantly contributed to the success of my project. I truly appreciated the personal attention and guidance William provided throughout the loan process. It’s clear that he values his clients and goes above and beyond to meet their needs. If you’re looking for a reliable and supportive hard money lender, I highly recommend William Guyett and Rain City Capital for your next investment project. Working with him was a fantastic experience, and I look forward to future opportunities to collaborate again.
We had a fantastic experience working with William at Rain City Capital for our condo flip financing. Opting for unconventional financing, William’s approach was a breath of fresh air. He was not only incredibly helpful but also transparent and consistent, always doing exactly what he said he would. His communication and reliability made the entire process smooth and stress-free. Highly recommended for anyone in need of quick and straightforward financing for their projects.
William Guyett with Rain City Capital has been a huge help. We just refinanced my rental property and he helped maximize my cash out. Looking forward to getting to do lots of future deals with him!
William and the Rain City team were responsive, professional and easy to work with. It was my first Fix & Flip loan and they made it super easy. Will definitely look to work with them again on the next project needing funding.
FAQ
Business-purpose financing for real estate investors - fix and flip, ground-up construction, rental and DSCR, and bridge. It is not a consumer mortgage. We don't finance the house you live in, and we don't do owner-occupied primary residences at all.
Not for everything. The cosmetic rehab and standard DSCR programs don't carry an experience minimum. Structural rehab, ground-up construction, and the short-term bridge program do, because those are the deals where inexperience costs real money. Send the deal over and you'll get told which track it fits.
Faster than a bank, and that's the honest version. A real timeline depends on the property, the title work, the appraisal, and how quickly documents come back from you - so you'll get a specific estimate for your specific deal on the call rather than a number on a webpage that may not apply to you.
Pricing depends on the program, the leverage, the property, and your experience, so it isn't something to publish as a single number. You'll get real terms for your actual deal once William has looked at it.
No. Submitting the form doesn't trigger a credit check, and the credit question on it is an optional self-reported range used only to point you at the right program. Anything further happens later, with your knowledge, as part of underwriting.
Yes. Individual and entity borrowers are both eligible across the programs.
Programs are available in most U.S. states. There are a handful of exceptions and one state limited to long-term rental financing only - the specifics are in the footer of every page. If you're not sure whether your market is covered, ask.
It goes straight to William with your numbers attached, and he follows up personally. If it's a fit, you'll talk through structure and next steps. If it isn't, you'll hear that quickly instead of being strung along.
Get a Quote
Three quick steps. You'll hear back from William directly - not an automated sequence.