Private Money Lending for Washington Real Estate Investors
We provide real estate-backed loans for real estate investors. We understand the need for speed and assurance that your loan will close when you’re looking for a finance partner; that is where we excel, as most loans close in under two weeks.
Our affiliations
Built for real estate investors.
Structured for real-world deals
LIONSCOVE provides private money and hard money loans for real estate investors throughout the Seattle area and Washington state. Whether you are purchasing a fix and flip, funding a BRRRR project, securing a bridge loan, or moving forward with a ground-up development, our team understands how important speed and certainty are when a deal is on the line.
When traditional financing moves too slowly, LIONSCOVE helps investors keep momentum. Our team is made up of active real estate investors, developers, and finance professionals who understand the pressure of closing timelines, renovation budgets, and changing project conditions. We structure real estate-backed loans designed to help qualified borrowers act quickly and move projects forward with confidence.
Our Loan Products
Your next investment opportunity should not fall apart because of slow lending, unclear communication, or rigid loan options. LIONSCOVE focuses on practical lending solutions, clear expectations, and efficient closings, with many loans closing in under two weeks for qualified projects.
Value Add (Fix and Flip & BRRR)
Loan Amount: $100K – $3MM
Asset Type: 1-10 Unit properties
Ratios: up to: 75% loan-to-value (as-is); 70% loan-to-value (ARV); 80% loan to cost; 90% loan to purchase; minimum 10% sponsor equity
Construction holdback: Up to 50% of total loan amount, amount above $100K to verified by third party vendor
Experience: 1 completed project in last 3 years
Lien position= 1st
FICO: minimum 660
BK/Foreclosure: None in past 2 years
Reserves: 6 months
Term: <12 months
Recourse: Full personal guaranty
Time to close <2 weeks
Bridge
If you’re looking to fund a short-term loan on an investment property, our Bridge Loan program provides the necessary flexibility to keep your project moving forward.
Loan Amount: $100K – $3MM
Asset Type: 1-10 Unit properties
Ratios: up to: 70% loan-to-value (as-is) 🡪 65% if cash out; 80% loan to cost; minimum 10% sponsor equity
Lien position= 1st
FICO: minimum 660
BK/Foreclosure: None in past 2 years
Reserves: 6 months
Term: <12 months
Recourse: Full personal guaranty
Time to close <2 weeks
Rental Loan
We provide long-term financing for stabilized rental properties or portfolios of properties to generate cash flow
Loan Amount: $100K – $1.5MM
Asset Type: 1-8 Unit properties
Ratios: up to: 80% loan-to-value (as-is) or 75% on cash out;
Lien position= 1st no subordinate debt allowed
FICO: minimum 680
BK/Foreclosure: None in past 4 years
Reserves: 6 months
Term: 30 years
Recourse: Full personal guaranty
Borrower: Must be an entity
Time to close <4 weeks
Ground up development
If you own undeveloped property and need funds to construct a building(s) on the lot this is the loan product for you.
Loan Amount: $100K – $3MM
Asset Type: 1-10 Unit properties
Ratios: up to: 75% loan-to-value (as-is); 70% loan-to-value (ARV); 80% loan to cost; 90% loan to purchase; minimum 10% sponsor equity
Construction holdback: Budget to be verified by third party vendor
Experience: 3 completed project in last 3 years
Lien position= 1st
FICO: minimum 660
BK/Foreclosure: None in past 2 years
Reserves: 6 months
Term: <18 months
Recourse: Full personal guaranty
Time to close <3 weeks
Commercial Bridge
This product provides more flexibility in asset types than our traditional bridge loan and still gives you the flexibility required to complete your project.
Loan Amount: $100K – $5MM
Asset Type: 1-20 Unit; mixed use with at least 50% residential, mobile home park, case by case for retail and office. No hospitality or medical.
Ratios: up to: 70% loan-to-value (as-is) 🡪 65% if cash out; 65% (Commercial); 65% (cash out); 60% (MHP, Storage, Retail, Office); minimum 10% sponsor equity
Lien position= 1st
FICO: minimum 660
BK/Foreclosure: None in past 2 years
Reserves: 6 months
Term: <12 months
Recourse: Full personal guaranty
Borrower: Must be an entity
Time to close <3 weeks
Fast funding for serious investment opportunities
Real estate investing moves fast, especially in competitive markets like Seattle, Tacoma, Bellevue, Everett, Spokane, and other areas across Washington. When the right property becomes available, you need a lending partner who can review the opportunity quickly, structure the deal clearly, and help you get to the closing table without unnecessary delays.
LIONSCOVE works with real estate investors who need financing for value-add properties, short-term bridge loans, rental investment loans, commercial bridge scenarios, and ground-up development projects. Instead of forcing every borrower into a one-size-fits-all lending box, we look at the project, the property, the exit strategy, and the overall investment plan.
From the first conversation, our goal is to give you clarity. If the deal fits, we will outline the next steps, conditions, timeline, and loan structure so you know exactly where things stand. If it does not fit, we will be upfront, because we know investors do not have time to waste.
Why choose LIONSCOVE
LIONSCOVE is not just a lender looking at your project from a spreadsheet. Our team has real experience with investment properties, active projects, financing, development, and deal execution. That background allows us to understand the moving parts behind your transaction and respond with practical solutions when timing matters.
We know that investors need more than capital. They need communication, confidence, and a lending team that can help solve problems before they derail a project. LIONSCOVE brings a flexible, experience-driven approach to private money lending, helping borrowers move from application to term sheet, due diligence, approval, and closing as efficiently as possible.
On-time closing
You can depend on LIONSCOVE to give you confidence that your loan will close on time.
You can depend on LIONSCOVE to give you confidence that your loan will close on time. We have deep relationships with 3rd party teams such as appraisers, title, and insurance. They provide us with quick feedback so that we clear conditions promptly and close on time. We don’t extend a term sheet for every application we receive; however, we will close the deal for those we do extend a term sheet.
Customized loan structures
We are experts in structuring deals in innovative ways to get projects approved and funded.
We have deep relationships with 3rd party teams such as appraisers, title, and insurance. They provide us with quick feedback so that we clear conditions promptly and close on time. We don’t extend a term sheet for every application we receive; however, we will close the deal for those we do extend a term sheet.
Clear expectations with no surprises
We don’t like wasting anybody’s time. You will know if a deal doesn’t work for us up front.
If your deal is moving forward, we will provide you with a concise list of conditions to get approval and outline the timing and next steps involved. We’ll clearly answer any questions you may have to ensure all parties are aligned on what needs to happen and when. You’ll never be in the dark and will always know where things stand.
Access to an exclusive network of connections and resources
Our network of connections and resources with you.
We are willing to share our network of connections and resources with you. When there is something that we cannot handle directly, we introduce you to the people who can solve the issue at hand. We make sure that you get taken care of, your project is moved forward, and you are able to create your legacy.
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