With typical rentals around Fayetteville priced well under $300,000, a seven-figure bridge loan here is almost always a portfolio deal. It might be a dozen homes from a landlord who is retiring, several duplex buildings on one street, or a group of 5-8 unit buildings that need work before a long-term lender will touch them.
In short: LendingStreet's residential investor bridge loans range from $150,000 to $5M+, and Fayetteville balances of $1M and up are reviewed case by case. Rates start from 7.99%, the loans are short-term and interest-only, and a complete file can close in as little as 10 days. Larger balances usually need a full valuation, and the exit is a sale or a refinance into a blanket, individual DSCR or jumbo DSCR loan.
Fayetteville's rental market is broad but not expensive, so be realistic: a $1M+ bridge loan here usually means many properties at once. Typical deals include 8 to 20 single-family rentals spread across Spring Lake, Hope Mills and west Fayetteville, several duplex buildings near the Yadkin Road and Bragg Boulevard corridors, or 5-8 unit buildings close to the base. A single home above $1M is rare in Cumberland County.
Every property must be residential, 1 to 8 units. Apartment complexes with 9 or more units go through our commercial or multifamily programs.
Many long-time local landlords own portfolios with below-market rents, a few vacant homes and deferred maintenance. Long-term lenders size loans on stable rent, which these portfolios may not have at purchase. A bridge loan finances the purchase, gives you time to turn units and bring rents up to market, then a DSCR or blanket refinance pays it off.
Timing matters too. Getting turns done before the summer moving season, when demand from arriving military families peaks, can shorten the bridge period considerably.
Experience counts on balances this size. Investors who already own and manage rentals near Fort Bragg, and can show how past properties were turned and refinanced, usually get more leverage and a faster answer. Name your property manager and turn contractors in the file, since a package of a dozen homes depends on them.
Terms below are program-level. Leverage and pricing depend on the properties, valuations, your experience and the exit.
| Feature | Large bridge program |
|---|---|
| Loan size | $150,000 to $5M+; $1M+ reviewed case by case |
| Rates | From 7.99% |
| Structure | Short-term, interest-only |
| Speed | As little as 10 days when the file is ready |
| Valuation | Larger balances usually need a full valuation |
| Exits | Sale, blanket, DSCR or jumbo DSCR refinance |
This example is illustrative and not a quote. An investor buys 12 single-family rentals in Spring Lake, Hope Mills and west Fayetteville from one seller for $2,280,000. Three are vacant and need turns, and several leases are below market. The bridge loan is $1,710,000, 75% of the price. Estimated interest-only payments are about $14,962 a month, or about $74,810 over a 5-month hold timed to finish before the summer moving season.
After the turns and lease renewals, all 12 homes rent at about $1,525, or $18,300 combined. The portfolio values at $2,450,000. A blanket DSCR refinance at 70% of value is $1,715,000. Estimated principal and interest is about $11,699, taxes are about $2,450 and insurance is $1,150, for a total of about $15,299. The portfolio DSCR is about 1.20x, and the refinance pays off the bridge.
| Stage | Amount |
|---|---|
| Purchase price, 12 homes | $2,280,000 |
| Bridge loan (75%) | $1,710,000 |
| Estimated interest-only payment | $14,962 a month |
| Rent after turns | $18,300 a month |
| Blanket refinance (70% of new value) | $1,715,000 |
| Total payment after refinance | $15,299 |
| Portfolio DSCR | 1.20x |
Larger balances usually need a full valuation on each property, and a 12-home package means 12 valuations, 12 title searches and 12 insurance quotes. Order them as soon as you are under contract. Walk every property, check roofs and HVAC systems, and pull the flood zone for each address, since homes near the Cape Fear River and its creeks flooded in Hurricanes Matthew and Florence.
Get the seller's rent roll, leases and security deposit records. Military clauses and month-to-month tenants should be clear before closing.
Spread across several towns, a package may also cross city and county lines, which affects tax rates, permits for repairs and code enforcement contacts. Keep a simple sheet that lists each address, its jurisdiction, its tax bill and its flood zone.
North Carolina's deed excise tax is $1 per $500 of value, customarily paid by the seller. Property taxes combine county and city rates, and Cumberland County reappraises on a regular cycle, so a large portfolio's tax bill can change after a revaluation. Budget the refinance using current rates applied to your purchase price, and leave room for an increase.
Packages of five or more properties usually refinance into a blanket portfolio loan with one payment and portfolio pricing. Individual DSCR loans give more flexibility to sell homes one at a time, often to incoming military buyers. A jumbo DSCR loan is rarely the exit here, since single properties seldom reach jumbo size in this market, though a very large package refinanced as one blanket loan can carry a balance in that range. Some investors sell a few homes after the turns to pay down the bridge and keep the rest.
If an existing portfolio loan is coming due and a long-term refinance is not ready, a bridge loan can pay it off and buy time to finish turns, season rents or clean up title. Reach out 60 to 90 days before the maturity date so valuations and title work on several properties do not run up against the deadline.
Our investor loans are business-purpose loans on non-owner-occupied property. Send the property list, price, current rents, turn budget and exit plan through the form below or call (877) 298-1001. Statewide large bridge details are on our North Carolina large bridge loans page, and long-term options for high balances are on Fayetteville jumbo DSCR loans.
Yes, when the collateral and exit support it. In this market a balance that size usually covers a package of homes or several small buildings.
Rates start from 7.99%. Pricing depends on leverage, property condition, experience and the exit.
Larger balances usually need a full valuation on each property.
In as little as 10 days when the file is complete, though packages with many properties often take longer because of valuations and title.
Yes. Any mix of 1-8 unit residential rentals can be included.
A blanket portfolio refinance once units are leased, or individual DSCR loans if you plan to sell some homes.
No. Our investor loans are business-purpose loans on non-owner-occupied property, used for rentals and investment purchases.
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