Investor guide. Updated September 2026
What documents do you need for a real estate investor loan?
For a business-purpose investor loan you need four groups of documents: entity (LLC certificate, operating agreement, EIN letter), borrower (government ID, two months of bank statements, a short track record list), property (purchase agreement or current mortgage statement, insurance, and on rentals the leases and tax bill), and project (line-item scope of work, and plans and permits on construction). You do not need tax returns, W-2s, pay stubs or a debt-to-income calculation.
Entity documents
- Certificate of organization (or articles of incorporation) filed with the state
- Operating agreement signed by all members, showing who can sign for the entity
- IRS EIN confirmation letter (CP575 or 147C)
- Certificate of good standing, usually dated within 30 to 60 days of closing
- Foreign qualification if the entity was formed in a different state than the property
Borrower and guarantor documents
- Government photo ID for every member with 20% or more ownership and every guarantor
- Two most recent months of bank or brokerage statements, all pages, showing funds to close and reserves
- Explanation and source for any large deposit in those statements
- Track record: a simple list of properties bought, renovated and sold or refinanced in the last 36 months, with addresses and dates; the lender verifies with settlement statements
- Schedule of real estate owned with loan balances and rents if you hold rentals
- Credit authorization (the pull happens after terms are accepted, not to get a quote)
Property documents
| Purchase | Refinance |
|---|---|
| Fully signed purchase and sale agreement with all addenda | Current mortgage statement and payoff letter |
| Proof of earnest money deposit | Deed and closing statement from when you bought it |
| Seller's existing title policy if available (speeds title) | Existing owner's title policy |
| Insurance quote: builder's risk or vacant property for rehab; landlord policy for rentals | Current insurance declaration page |
| Contact for access (agent, seller, lockbox) for the valuation | Property tax bill and any HOA statement |
Project documents (rehab and construction)
- Line-item scope of work with costs by trade, ideally on the contractor's letterhead
- Contractor's license, insurance certificate and a signed contract or bid
- For construction: architectural plans, site plan, budget with soft costs and contingency, permit status, and the builder's resume
- Comparable sales supporting the after-repair value (helpful, not required)
- Timeline with milestones
Rental (DSCR) documents
- Signed leases for every unit, or the appraiser's market rent if vacant
- Proof of the last two to three rent payments received (deposits or ledger)
- Property tax bill, insurance declaration page and HOA statement if any
- Security deposit ledger on a purchase
What you do not need
Personal or business tax returns, W-2s or 1099s, pay stubs, employment verification, or a debt-to-income calculation. Business-purpose loans qualify on the property, the exit, your credit and your liquidity. Self-employed investors and full-time flippers are underwritten on the same terms as anyone else.
Timing: what to send when
| When | Send |
|---|---|
| To get priced (day 0) | Address, purchase price, rehab budget, target loan, rough credit and liquidity. Nothing else. |
| When you accept terms (day 1) | Entity docs, ID, bank statements, purchase agreement, scope of work. This is what starts title and valuation. |
| During underwriting (days 2 to 7) | Conditions: usually 3 to 8 items such as a deposit explanation, an updated good standing, or a revised budget line. |
| Before closing (days 8 to 10) | Bound insurance with the lender as mortgagee, wire confirmation, signing availability. |
How 316 Capital collects documents
316 Capital is a private lending and capital advisory firm. Documents are uploaded once into the 316 Vault app, where your point of contact tracks each condition as it clears. Files where the day-one documents arrive together close in roughly half the time of files where they arrive one at a time.
Price your deal, no cost, no credit pull
Send the address, purchase price, budget and target loan amount. One point of contact from pricing through closing.
Request terms Estimate pricingCommon questions
Do I need tax returns for a hard money or DSCR loan?
No. Business-purpose investor loans qualify on the property, the exit, your credit and your liquidity. Tax returns, W-2s and debt-to-income calculations are not part of the file.
How many months of bank statements are required?
Two months is standard, all pages. The lender is verifying funds to close and reserves, and will ask about large deposits that are not payroll or rent.
Can I close in my personal name instead of an LLC?
On DSCR rental loans, often yes. On fix and flip, bridge and construction loans, nearly all capital sources require an entity. Forming a single-member LLC takes a few days.
What if my LLC was formed last week?
That is fine. Lenders care that the entity exists and that the documents show who signs. A brand new entity does not affect pricing; the guarantors' credit and experience do.
What is a good standing certificate and when do I need it?
A state-issued document confirming the entity is active and current on its filings. Most closings require one dated within 30 to 60 days, so order it once terms are accepted rather than the day before closing.
316 Capital is a private lending and capital advisory firm. We arrange business-purpose real estate financing through institutional capital partners; loans are not available for owner-occupied primary residences. Figures on this page are typical market ranges as of September 2026 and are not an offer or commitment. Every quote is transaction-specific and subject to underwriting. Contact info@316cap.com or +1 (617) 546-4817.