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Now reviewing deals · PA / DE / MD

Money for your next deal, from people who do deals.

Fix-and-flip, bridge, and DSCR rental financing — packaged in house at Foraker and shopped across the most competitive lenders we've found in roughly two deals a month of our own. Your experience, your credit, and the deal. That's the application.

Analyze my dealSee the 90-day play
7
Days · hard money close*
90
Days seasoning to refi*
30+
Rental doors of our own
80+
Agents behind us
Why we exist

We started this company because borrowing money was harder than flipping the house.

What we kept running into

  • Bank statements. Every account, every month, every time.
  • A letter of explanation for every check over a few hundred bucks.
  • Credit inquiries you had to write essays about.
  • Tax returns for a loan the rent was going to pay.
  • Lenders who'd never stood on a job site deciding your draw schedule.
  • Closings that slipped for weeks — while your deal died.
  • Nobody — nobody — who'd touch 5 to 25 units.

How we run the desk instead

  • No bank statements. Not one.
  • No tax returns. The property's rent qualifies the loan.
  • No essays. Qualifying credit, and we move on.
  • Three questions: your experience, your credit, and is it a good deal.
  • A DSCR file is basically an appraisal, an insurance policy, and title work. Then we close.
  • Speed is the product. Hard money in as fast as 7 days.
  • 5–25 units? Yes. Where most desks stop, we keep going.

If you've felt any of the left column, you already understand why Foraker Capital exists.

Our story

I learned real estate with a tool belt on.

I grew up working construction. Before I ever wrote an offer, I knew what a house costs to fix because I was the one fixing it — framing, finishes, the stuff that blows budgets when you guess wrong.

I got licensed in 2016 and started buying. Flips first, then rentals, then the BRRRR machine: buy it right, force the value, refinance, do it again. In 2021 I opened Foraker Realty Co. in Kennett Square — today it's 80+ agents across Pennsylvania, Delaware, and Maryland, with our own portfolio running alongside it: 30+ rental doors, active flips, an apartment building in the works, and roughly two deals a month of our own money on the line.

Foraker Capital exists because financing was always the bottleneck. After enough nightmare refis, we went and found the lenders who actually get it done — the ones with terms built for investors — and put them all behind one desk. Ours.

— Brian Foraker, Founder

PHOTOBrian on a job site
PHOTOBefore — gut rehab
PHOTOAfter — finished flip
PHOTOKennett Square office
PHOTOCrew / family
How you qualify

Three things. That's the underwrite.

Your experience

How many deals have you done? Exits in the last three years set your leverage and pricing. First deal? There's still a path.

Qualifying credit

A credit score in range. No letters of explanation, no essays about an inquiry from 2023.

The deal itself

Purchase, rehab, ARV, and the rent. If the numbers work, the loan works. On a DSCR loan the appraised rent qualifies you — not your tax returns, not your bank statements.

DSCR file at closing: appraisal, insurance policy, title work, qualifying credit. That's the stack.

The 90-day play

Buy it with hard money. Refi it in 90 days. Keep your capital moving.

Here's the play we run on our own properties. Close the purchase with hard money in as fast as 7 days — up to 90% of the purchase price and 100% of the rehab. Do the work. At 90 days of seasoning, we order a new appraisal and refinance up to 80% of the new value with a DSCR loan that qualifies on the rent. Your cash comes back out. Next deal.

BRRRR
The flywheel

  1. Day 0 — Close with hard money

    As fast as 7 days from submission. Up to 90% of purchase, 100% of rehab funded through draws. You compete with cash buyers.

  2. Days 1–90 — Force the value

    Do the renovation. This is where a construction background pays — the budget is the deal.

  3. Day 90 — New appraisal

    Just 90 days of seasoning and we order the appraisal on the improved property — value and market rent.

  4. Refi — up to 80% of the new value

    DSCR cash-out qualifies on the appraised rent. No tax returns, no bank statements. Pay off the hard money, pull your capital back out.

  5. Repeat

    Same capital, next door. Both loans run through one desk — ours.

7 days
Hard money
fix & flip close*
21 days
DSCR
purchase*
14–30
Days · DSCR
refinance*
90 days
Seasoning
to cash out*
Real deals

We don't sell the play. We run it.

PHOTO · Ellicott Rd before/after
BRRRR · Our own deal

Ellicott Road — Avondale, PA

Purchased
$325,000
Down payment (10%)
~$30,000
Renovation (borrowed)
$40,000
New appraisal
$610,000
Cash-out refi
$457,000
Capital pulled out
~$100,000
Rent / payment
$6,000 / ~$3,500
Cash flow
~$2,000/mo
PHOTO · Before/after
Fix & flip

[Deal address / town]

Purchase
$[XXX,XXX]
Rehab
$[XX,XXX]
Sold
$[XXX,XXX]
Timeline
[X] months
PHOTO · Project underway
In progress

[Deal address / town]

Purchase
$[XXX,XXX]
Budget
$[XX,XXX]
Target ARV
$[XXX,XXX]
Status
[Stage]

Ellicott Road figures from our own project records. Bracketed cards are placeholders — swap in verified deals before launch. Individual results vary; past performance doesn't guarantee outcomes.

5–25 units

Most desks stop at four units. We keep going.

Small multifamily is the hardest financing in residential real estate — too big for the house lenders, too small for the institutions. We arrange both hard money and DSCR-style financing on 5–25 unit residential and mixed-use properties. If you've been told no on a small apartment building, bring it here.

Bring us the building
The Foraker family

One roof. The whole deal.

Capital is the newest arm of something we've been building since 2016 — a brokerage, a portfolio, and the operations around them. When you finance here, this is what's standing behind the desk. And if you don't have the deal yet: our agents specialize in finding them.

Foraker Realty Co.

80+ agents across three offices in PA, DE, and MD — including agents who specialize in investor deals like these.

Foraker Capital

Investor financing — bridge, fix-and-flip, and DSCR — shopped across lending partners.

Foraker Holdings

Our own book: 30+ rentals, active flips, and a 6-unit building in the works. We eat our own cooking.

Title partnership

A stake in a settlement company means closings we can actually push, not just wait on.

Deal analyzer

Send us the deal. We'll come back with real terms.

Six numbers. That's the whole application to get a read — usually the same day.

The deal
You
Property will be owner-occupied?
Where to send terms