Excellent Living By Design
Investment Real Estate Private Lending
WHAT SETS US APART
Real-World Underwriting. Real Investor Relationships.
We make decisions the way experienced investors do: deal-first, asset-focused, and always looking for a path to yes.
Fast Decision Making
Direct access to decision makers, no committees, no delays. We move at investor speed.
Creative Structuring
We layer capital stacks, work second position, and structure deals other lenders won't touch.
Multiple Solutions, One Platform
Fix & Flip, Bridge, DSCR, Gap, EMD, Construction, Creative Finance, all under one roof.
Broker & Partner Friendly
We protect relationships, pay fairly, and work alongside brokers as true partners.
Asset-Based Underwriting
We lend against real collateral and real deals, not just credit scores and tax returns.
Solutions When Others Decline
Complex deals, unconventional structures, and cash-to-close challenges are where we specialize.
LENDING PROGRAMS
Every Stage. Every Strategy.
From the first offer to a stabilized portfolio, New Vine Capital has a program designed for how real investors actually operate.
Purchase + Rehab
Fix & Flip Loans
Funding for investors buying distressed or value-add properties. We understand rehab timelines and ARV-based underwriting, and we can structure gap or secondary financing alongside your deal.
-Purchase and rehab financing combined
-Interest-only payment structures available
-Funding based on after-repair value
-Flexible experience requirements
-Creative cash-to-close solutions
Short-Term Capital
Bridge Loans
Fast capital for time-sensitive closings, unstabilized properties, and transitional opportunities. We understand seller pressure and investor timelines better than any traditional lender.
-Quick capital deployment
-Interest-only structures available
-Flexible collateral review
-Buys time to refinance or stabilize
Rental Portfolio
DSCR Loans
Long-term rental financing driven by property cash flow, not personal income. Ideal for portfolio expansion with an investor-first mindset and the ability to layer second-position capital when needed.
-No traditional income verification
-Single property or portfolio options
-Long-term amortization available
-Flexible rental scenario review
Layered Capital
Gap Funding & Second Position
One of the few lenders actively pursuing second-position opportunities. We cover funding gaps, reduce your cash-to-close, and help you preserve liquidity while closing strong deals.
Reduces borrower cash-to-close
Structured around exit strategy
Asset-focused underwriting
Fast review process
Wholesale
Transactional Funding
Designed specifically for double closings, wholesale assignments, and same-day closings. We understand wholesale timelines and work directly with title companies to move at your pace.
Same-day funding structures
No long-term debt obligation
No personal capital required
Experience with title coordination
Acquisition
EMD Funding
Fast earnest money deployment helps you make stronger, more competitive offers on time-sensitive contracts without tying up your own capital at the early stage of a deal.
Fast hard EMD deployment
Strengthens purchase offers
Preserves working capital
Built for active, fast-moving investors
Development
Construction Financing
Ground-up construction, new development, and value-add redevelopment with draw structures, flexible project review, and an investor-minded approach to real construction timelines.
-Draw structures available
-Supports builders and developers
-Flexible project viability review
-Creative structuring options
Creative Finance
Seller Finance Support
Funding support for seller carry transactions, balloon payment structures, and hybrid finance deals. We work alongside seller-held notes with custom structures built around each transaction.
-Seller carry transaction support
-Balloon payment structuring
-Can combine with rehab or bridge
-Not limited by traditional lending models
Creative Acquisition
Subject-To Funding
For investors taking over properties subject to existing financing. We fund entry fees, acquisition costs, and stabilization strategies with a real understanding of how subject-to deals actually work.
-Entry fee and acquisition funding
-Preserves capital while taking over debt
-Supports post-acquisition transition
-Flexible non-traditional review
Process Support
Appraisal Funding Program
A unique program not commonly offered by private lenders. We cover appraisal costs upfront, reduce your out-of-pocket during underwriting, and help deals move forward faster without friction.
-Covers appraisal expenses upfront
-Reduces initial out-of-pocket costs
-Speeds up the underwriting process
-Preserves working capital
The Eminence Difference
Why Investors and Brokers Choose Eminence.
The difference between closing a deal and losing it often comes down to your lender. Here's what that looks like in practice.
Most Private Lenders
Rigid, one-size-fits-all guidelines
Slow communication; no direct access
Limited creativity on complex deals
Decline unconventional structures quickly
Single product, single solution
Checkbox underwriting
Eminence
Dilution-oriented, deal-by-deal underwriting
Direct access to decision makers, fast
Creative structuring is our specialty
We pursue deals others decline
Multiple capital strategies under one roof
Real investor experience drives every decision
Get Started
Ready to Close Your Next Deal?
Whether you need funding for your next investment or you're looking for passive income backed by real assets, New Vine Capital is ready to talk.