© WHERE WE LEND EAST PROVIDENCE · RI
HARD MONEY LENDER EAST PROVIDENCE
Bridge, fix and flip, construction and rental money for East Providence and the rest of Providence County.
CALL OR TEXT US (619) 617-2797
- GOOGLE RATING 150+ REVIEWS
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- VETERAN OWNED Company NMLS 1416824 · Branch NMLS 2554618
East Providence sits across the Seekonk River from the capital, with Riverside and Rumford functioning as distinct villages. The East Bay Bike Path and the waterfront redevelopment changed how buyers read the city, and its position between Providence and the Massachusetts line keeps demand broad. It remains one of the calmer entries into Providence County.
Investment property in East Providence qualifies under every program listed here, and so does property in Providence, Cranston and Pawtucket. Providence County is one line on a term sheet, not a separate approval process.
An East Providence investor gets a direct line to the lender. No intake team, no file handed down a chain, no bank underwriter three weeks out. Written terms come first, then title and escrow, then the wire, usually inside a week.
© THE COST EAST PROVIDENCE · RI
WHAT DO EAST PROVIDENCE HARD MONEY LOANS COST
There is no East Providence rate sheet separate from the national one. Bridge from 9.00%, up to 75% LTV on residential, one or two year terms, and loans from $150,000 to $25,000,000 on business purpose files. The property and the exit set the number, not the ZIP code.
An East Providence file gets a full written term sheet up front: rate, leverage, term, points and conditions. Nothing gets re-traded at the table. No prepayment penalty on bridge, minimal documentation, and funding in five to seven days.
| PROGRAM | RATES | LEVERAGE UP TO | TERMS | LOAN AMOUNTS |
|---|---|---|---|---|
| BRIDGE LOAN | 9.00% to 13.00% | LTV 75% | 1 or 2 years | $150,000 to $25,000,000 |
| FIX & FLIP | 9.99% to 12.00% | LTV 85% of purchase, LTC 100% of rehab | 6 to 18 months | $250,000 to $10,000,000 |
| RENTAL DSCR | 6.50% to 9.99% Non-QM | LTV 80% | 5, 7, 30 and 40 year fixed | Sized to the property |
Starting rates for qualified borrowers, from the published terms cards. Points and fees are quoted on the Letter of Intent. Rates are subject to change without notice and are not a commitment to lend.
Those numbers are the ceiling and the floor. An East Providence deal gets priced inside them once the property and the exit are on the table, usually the same day the file is opened.
© WHY LOAN GOAT EAST PROVIDENCE · RI
WHY LOAN GOAT IN EAST PROVIDENCE
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- GOOGLE RATING
- REVIEWS
The reason investors move an East Providence file to a private lender is time. A bank takes thirty to sixty days and asks for two years of returns. This desk takes days rather than weeks and asks for the address, the price and the plan. In a market where the seller has other offers, that is the whole deal.
Capes, ranches and modest colonials fill most streets, with two-family frame houses scattered through the older sections and shore cottages in Riverside ranging from seasonal to fully winterized. All of it is financeable, purchase, refinance or cash-out.
Single-family buy-and-hold for commuting tenants is the base case, supplemented by two-family purchases where the numbers cooperate. Cosmetic flips on mid-century stock are common, and waterside cottages can be repositioned for seasonal income. Bridge for the buy, construction for the build, DSCR for the hold: the same three doors most of these plays run through.
THE PROCESS
- Complete your application
- Submit required documentation
- Sign your Letter of Intent
- We process and close your loan in 5-7 days
EAST PROVIDENCE DEALS, FUNDED FROM SAN DIEGO.
Providence County files run on the same terms as the home markets: written quote first, appraisal once terms are agreed, wire in five to seven days. 1.3K+ closed loans since 2022 and $1.5B+ funded across 46 states.
© LOAN SCENARIOS EAST PROVIDENCE · RI
MOST COMMON EAST PROVIDENCE LOAN SCENARIOS
- 1031 EXCHANGE Exchange deadlines do not move, so East Providence replacement purchases get funded on the calendar, not on a bank's.
- AUCTION & HUBZU Auction and Hubzu purchases in Providence County funded on the short settlement clocks those platforms run.
- BANKRUPTCY BUYOUT Payoff money to clear a bankruptcy or partner buyout on an East Providence property before the deadline.
- BANK STATEMENT LOANS Bank statement underwriting for East Providence investors whose returns do not show the income the deal actually produces.
- FORECLOSURE AUCTION East Providence foreclosure buys where the money has to be certain before the gavel.
- FOREIGN NATIONAL No US credit history and no domestic tax returns is a normal East Providence file here.
- NON-WARRANTABLE CONDOS Condos in East Providence that agency guidelines will not take, financed on their own merits.
- SELF-EMPLOYED Self-employed East Providence investors underwritten on the property instead of two years of returns.
- VACATION RENTAL Short-term rental acquisitions and refinances in and around East Providence, underwritten on the asset.
- CASH OFFERS ONLY Cash-equivalent certainty for an East Providence offer that has to beat financed competition.
© LOAN PROGRAMS NINE WAYS TO CLOSE
LOAN PROGRAMS AVAILABLE IN EAST PROVIDENCE
- BRIDGE LOANS Acquire, recapitalize or stabilize with short-term capital that closes in days, not months. FROM 9.00% · LTV 75% · 1-2 YR
- FIX & FLIP LOANS Buy, renovate and sell or hold, with the rehab funded through draws and no prepayment penalty. FROM 9.99% · LTV 85% · 6-18 MO
- CONSTRUCTION LOANS Ground-up financing with flexible draws through every stage of the build. LTC 80% · 12-18 MO
- RENTAL PROPERTY LOANS Long-term DSCR, portfolio and multifamily term loans that qualify on the property's cash flow. FROM 6.50% · LTV 80% · 30 YR
- COMMERCIAL LOANS Hybrid-term financing for multifamily, mixed-use, retail, office and industrial in major metros. FROM 7.90% · LTV 70% · 1-15 YR
- OWNER OCCUPIED LOANS Short-term bridge financing on the home you live in, with a refinance into a conventional or jumbo loan as the exit. FROM 10.50% · LTV 70% · 11-12 MO
- BANK FINANCING Bank statement, P&L-only and SBA programs for business owners outside the standard mortgage box. TERMS 5 TO 30 YR
- SECOND & THIRD MORTGAGES Second and third lien position loans behind an existing first mortgage. 12-36 MO · BUSINESS PURPOSE
- BLANKET / CROSS-COLLATERAL LOANS One loan across several properties, cross-collateralized when a single asset will not carry the deal. FROM 8.99% · 1-3 YR
© PROPERTY TYPES EAST PROVIDENCE · RI
PROPERTY TYPES WE FINANCE IN EAST PROVIDENCE
- MULTI-FAMILY Duplexes through apartment buildings across East Providence on bridge, DSCR and commercial programs.
- MIXED-USE East Providence mixed-use where a bank balks at the commercial half of the rent roll.
- RETAIL East Providence retail purchase, refinance and cash-out on the bridge program.
- OFFICE Medical and small office buildings in East Providence, including cash-out to fund a renovation.
- MANUFACTURED HOMES Manufactured housing and park acquisitions in the East Providence market.
- ASSISTED LIVING Assisted living and residential care facilities in East Providence, purchase or refinance.
© THE APPROACH EAST PROVIDENCE · RI
HOW WE LEND IN EAST PROVIDENCE
Read the table as a promise rather than a pitch. On an East Providence deal it means the leverage quoted is the leverage funded, the timeline quoted is the timeline delivered, and the person who priced the file is the person who releases the money.
© GOOGLE REVIEWS 5.0 GOOGLE RATING · 150+ REVIEWS
EAST PROVIDENCE BORROWERS, IN THEIR WORDS
-
I recently worked with Loan Goat, and my experience was fantastic. From start to finish, the team was attentive, knowledgeable, and genuinely interested in helping me find the best loan options for my needs. They walked me through every...
LUIS GONZALEZ -
Working with Loan Goat has been an absolute game-changer in my home-buying journey! From the start, Milad, brought a level of expertise and care that made the process smooth and stress-free. His team's dedication to customer service is...
ALIZE RIOS -
Milad is the best in the game! My deal would not have happened without him. He performed at a 10 and was more hands on than I could ever ask for. Definitely recommend!
ASHLEY ANDREOTTI -
I recently worked with Loan Goat, and my experience was fantastic. From start to finish, the team was attentive, knowledgeable, and genuinely interested in helping me find the best loan options for my needs. They walked me through every...
LUIS GONZALEZ -
Working with Loan Goat has been an absolute game-changer in my home-buying journey! From the start, Milad, brought a level of expertise and care that made the process smooth and stress-free. His team's dedication to customer service is...
ALIZE RIOS -
Milad is the best in the game! My deal would not have happened without him. He performed at a 10 and was more hands on than I could ever ask for. Definitely recommend!
ASHLEY ANDREOTTI
© QUESTIONS EAST PROVIDENCE · RI
EAST PROVIDENCE HARD MONEY LOANS, ANSWERED
Straight answers to what borrowers ask before they call. Questions we answer elsewhere link to the page that owns them.
-
Yes. Loan Goat funds investment property in East Providence and across Providence County on every program listed on this site: bridge, fix and flip, construction, rental property, commercial, owner occupied, bank financing, second and third mortgages and blanket loans. The desk is in San Diego, the capital is in house, and East Providence files are underwritten on the property rather than on where the borrower banks.
Request a quote -
Five to seven days is standard and low-doc bridge files have funded in as little as three. The timeline on an East Providence deal is usually set by title and escrow rather than by underwriting, because the credit decision is made in house by one person. Open title early and the wire follows the written terms.
How it works -
Non-owner-occupied residential from single-family up to four units, apartment buildings, mixed-use, retail, office, industrial and flex, self-storage, hospitality, manufactured housing and land across Providence County. Owner-occupied has its own program. If the East Providence asset produces or will produce value, there is usually a structure for it.
Property types -
Up to 75% of value on a residential bridge loan and 70% on commercial. Loan Goat sizes East Providence and Providence County files on the property rather than on your income statement, from $150,000 right through $25,000,000 on business purpose bridge. Rates on bridge start at 9.00% with no prepayment penalty.
-
Bridge money runs from 9.00% to 13.00% and moves with leverage, property type, exit and experience. Rental loans price lower because the property carries the debt, from 6.50% on the Non-QM tier. Every quote is written before an appraisal is ordered, so you are never chasing a number that changes at the closing table.
Bridge loan terms -
Credit is reviewed, but the property carries the decision. These are business-purpose loans on non-owner-occupied real estate, underwritten to value, exit and the strength of the deal. Investors turned down by a bank for self-employment, a recent event on file or thin documentation are routine business here.
Self-employed borrowers -
Five to seven days is the standard, and low-doc bridge deals have closed in as little as three. Speed comes from the structure, not from cutting corners: in-house capital, one decision maker and minimal documentation. Title and escrow set the floor, so the sooner those are opened, the sooner the wire moves.
How funding works -
No prepayment penalty on the bridge programs. Pay the loan off the day the flip sells or the refinance funds and you owe interest for the days you used the money. That matters when the whole plan is to be in and out inside a year.
All loan programs
© WHERE WE LEND EAST PROVIDENCE · RI
EAST PROVIDENCE, ROUTED FROM SAN DIEGO HQ.
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- Lending footprint, 46 states
- Home markets: California and Arizona
- San Diego headquarters
© GET A QUOTE EAST PROVIDENCE · RI
SUBMIT A LOAN REQUEST
Please fill the form below and a lending advisor from our firm will reach out.
Or just give us a call now
(619) 617-2797
