Funding For Long Term Rental Properties

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Our Long Term Rental Rates & Terms:

Property Types

Single family, condos, townhomes, multi-family 2-4 units

Loan Amounts

$75,000 – $2,000,000


5 & 7 year ARM and 30-Year Fixed-Rate Rental Loans

Loans Available

Loans are available to individuals, trusts, corporations, and limited partnerships.

Smart, seasoned investors generate recurring monthly revenue through rental properties. Taking advantage of the best rental properties in your area requires fast access to funding, not only to purchase the property but to make the required repairs and capital improvements that allow you the greatest return on your investment.

Single or multiple rental properties
Up to 80% of value
$75,000 – $2 million
Purchase or Refinance
Income calculated on the property, not the borrower
Fixed or Adjustable options on 30 year terms

American Heritage Lending’s competitive loan programs are designed so experienced investors can cut through the red tape to access the funding they need for the best rental properties. Our clients need — and deserve — a personalized rental property loan process that results in certainty of closing with fewer delays and less hassles.


Buying a rental property is one of the most popular forms of real estate investment. Real estate investors purchase a rental property that can be rented to a tenant for more than the monthly liabilities (principal, interest, taxes, insurance). Ideally the real estate investor will achieve positive cash flow from the beginning, but this isn’t always feasible. The real estate investor will also depend on the property appreciating and take advantage of tax benefits in order to maximize their profits from purchase of the long term rental.

Hard Money Lenders for Rental Properties

Hard money loans for rental property are often used in situations where the borrower needs to act quickly to secure the property. The process to obtain a rental property loan from a conventional lender can take months and involve mountains of paperwork. Rental property loans from hard money lenders can be approved same-day and funding can be completed within days if needed. Once the rental property hard money loan has been used to secure the property, the owner can begin looking into longer term loan options if needed.

Some borrowers will use hard money lenders for rental properties after being denied by conventional lenders such as banks and credit unions. Conventional lenders may deny a borrower’s loan request for the various reasons including having too many existing conventional loans, poor credit or other negative issues on their recent record (bankruptcy, foreclosure, short sale, etc.). When analyzing a rental property loan, hard money lenders focus primarily on the value of the property and the borrower’s equity (down payment) in the property. The focus on value and equity allows the hard money lender to overlook many issues which would be red flags for banks.

Rental Property Financing Requirements for Hard Money Lenders

Rental property financing from a hard money lender generally requires a down payment of at least 20% from the real estate investor. 100% financing is not available. Hard money loans for rental property are typically easy to obtain as long as the real estate investor has the necessary down payment available as well as sufficient cash or income to cover the property’s holding costs. Rental property hard money lenders are able to overlook poor credit scores and items on a borrower’s record such as foreclosures, bankruptcies, short sales, loan modifications and other issues that would prevent other lenders from providing investment loans for rental property.

If the real estate investor has sufficient equity in another property but does not have enough cash for a down payment, the real estate investor may be able to take out a cash out refinance loan in order to raise the funds for the down payment on the new rental property purchase. The lender will also want to see that the investor has enough cash reserves available to deal with potential tenant vacancies, repairs and any other unforeseen issues.

Rental property loans from hard money lenders are not typically long-term loans. The longest terms available are usually 6 months to 2 year terms. Hard money loans for rental properties are often amortized over 30 years but a balloon payment will be due after the agreed upon term. The lender will want to know the real estate investor’s intended exit strategy upfront to understand how the borrower will repay the rental property loan. The exit strategy may involve refinancing the rental property loan into a long-term conventional loan or selling the property.



Investors looking for income or to build a real estate portfolio while the market is strong can benefit from our buy to rent loans. These loans allow buyers to borrow for the purchase of a rental property.

We understand the need to move quickly when opportunities arise. Our application, appraisal and approval process can be accomplished in just a few days to ensure you are able to negotiate effectively with the property holder.

We can provide long term financing of up to 30 years, with partial or full amortization.



American Heritage Lending provides a wide variety of real estate investment loans to real estate investors. Popular real estate investment loans include investment property purchase loans, investment property refinance loans, and investment property rehab loans.

Real estate investor loans help borrowers quickly secure investment property or borrow against real estate they already own. Private money real estate investment lenders such as American Heritage Lending can provide same-day approvals and provide financing within days. The speed of loan approval and financing allows borrowers to capitalize on short-term opportunities and use leverage to maximize their investment yield.

While banks can take 2-3 months to approval and fund a real estate investment property, private money real estate investment lenders can approve and finance within a week.


The main requirement for obtaining real estate investor financing is having sufficient funds for a down payment or equity in an existing property. A down payment of at least 20-30% is generally required for real estate investment financing. For refinancing existing real estate investments, the borrower will need to maintain equity of at least 30% (allowing a cash out up to 75% of the value of the property).


Residential real estate investment loans are available for various property types including single family residences, condominiums, apartment buildings and other multifamily property (duplex, tripflex, fourplex, etc.). Loan to value ratios up to 70-75% are available for residential real estate investments loans with financing terms up to 30 years.


Real estate investment loan rates are typically higher than interest rates available from conventional lenders such as banks and credit unions. 


American Heritage Lending is able to help real estate investors refinance investment properties. Investment property refinance loans are common for real estate investors who currently own investment property with sufficient equity. American Heritage Lending provides both refinance loans for investment property as well as cash out refinance investment property loans. A simple refinance loan provides the borrower with a lower interest rate or a longer loan term if the existing loan will soon become due. A cash out refinance loan allows the borrower to quickly pull equity from the existing property in order to reinvest in another property.

After multiple years of a hot real estate market, real estate investors discover a large amount of equity in their rental properties. Rental Property cash out refinance loans are a popular way to access the equity in a property giving opportunity to invest the capital into other projects.

States We Lend In