Residential Transition Loans
Investor capital, built for
speed and certainty.
Bridge, Fix & Flip, and Ground-Up Construction financing for residential real estate investors — direct, fast, and structured around your project.
$100K – $3M loan sizes
Up to 90% LTC
Interest-only fixed rates
No prepayment penalty
3
LOAN PROGRAMS
$3M
MAX LOAN AMOUNT
44
STATES RESERVED
1–4 & 5–9
UNIT PROPERTIES
LOAN PROGRAMS
Financing for every stage of your project
Whether you're acquiring, renovating, or building from the ground up, AMP Mortgage structures short-term capital around the way investors actually work.
Bridge Loans
Short-term financing to acquire or refinance investment properties while you position your exit — sale or long-term refinance.
Max LTV (purchase)
Up to 80%
Loan size
$100K – $3M
Term
12 mo + extensions
Structure
Interest-only
Prepayment penalty
None
Fix & Flip / Renovation
Purchase plus renovation funding in one loan — two tracks sized to your scope, from cosmetic updates to full structural rehabs.
Max LTC (purchase)
Up to 90%
Max LTARV
Up to 75%
Loan size
$100K – $3M
Term
12–18 mo + ext.
Interest
Drawn balance only
Ground-Up Construction
Land plus vertical construction for new 1–4 unit investment builds on entitled, permitted sites — with draws tied to milestones.
Max Total LTC
Up to 85%
Max LTARV
Up to 70%
Loan size
$200K – $3M
Term
18–24 months
Interest
Drawn balance only
Experience Rewarded
Your track record works for you
Leverage, loan size, and program access scale with your verified investment experience over the last 36 months. The more you've completed, the more we offer.
TIER 1
5+ projects
Top-of-program leverage, largest loan sizes, and access to every product — including 5–9 unit and portfolio lending.
TIER 2
3–4 projects
Experienced-investor terms with strong leverage on Bridge and Renovation — plus Construction with ground-up experience.
TIER 3
1–2 projects
Developing investors get competitive leverage on Bridge and Renovation loans as they build their track record.
TIER 4
First-time investors
New to investing? Start with Bridge and Standard Renovation loans designed to help you complete your first projects.
Why Arcstone
A lender that thinks like an investor
Pay interest only on what you draw
On renovation and construction loans, interest accrues on your outstanding drawn balance only — never on committed but undrawn funds.
Fast, milestone-based draws
Reimbursement draws verified by third-party inspection keep your project funded as work completes — with a schedule designed around your build.
No prepayment penalty
Exit early without a fee on standard terms. Sell or refinance the moment your project is ready.
Fixed rates, interest-only
Rates fixed at closing with interest-only payments for the full term — predictable carrying costs from day one.
1–4 and 5–9 unit properties
SFR, 2–4 unit, condo, townhouse, PUD — plus 5–9 unit residential and portfolio lending for experienced investors.
Common-sense underwriting
Asset-focused, business-purpose lending with a dedicated credit team — and a defined exception process when your deal deserves a closer look.