iFund Investment

About iFund Investment

iFund Investment is a Sandy Springs, GA based hard money lender. They offer loans throughout Atlanta. They offer lending solutions for a variety of situations and needs, including ground-up construction loans, private commercial loans, short term loans, investment property loans, and fix-and-flip loans. They provide loan amounts ranging from $100,000 to $10,000,000 with a maximum LTV of 90% and terms between 1 month and 2 years. They make loans on the following types of properties: single family homes, multi-family, apartments, office buildings, retail storefronts, storage facilities, mixed use, hotels and motels, warehouse buildings, and industrial buildings.

Loan Types Offered: Investment Property Loans, Fix and Flip Loans, Commercial Hard Money Loans, New Construction Loans, Bridge Loans

Property Types Covered: Single Family, Multi Family, Apartment, Office, Retail, Storage, Mixed Use, Hotel, Warehouse, Industrial

Areas Served: Atlanta

Lending Guidelines for iFund Investment

Below are the general loan guidelines published on the iFund Investment website. Please confirm all terms and rates directly with the lender.

Loan Examples

The following loans are for education purposes only. They do not represent actual loans executed by iFund Investment.

Loan Example 1

iFund Investment makes a hard money loan to Flora for a remodeling project in Atlanta, GA, on a house that costs $280,000. The borrower will have to fund 20% of the purchase price in cash to closing based on a 80% loan-to-value stipulated by the lender. This makes the principle amount from iFund Investment $224,000. The rate on the loan is 8% for a length of 18 months and the company requires a four point origination fee at the close. The interest is to be paid on a monthly basis and the principle will be returned after the sale of the property.

According to the terms of the loan, Flora will have to pay a $8,960 origination fee in addition to 20% of the purchase price, or $56,000, based on the 80% LTV. iFund Investment will collect $1,493 in monthly interest payments from the Flora. This is calculated by taking the full loan value of $224,000, multiplying by the 8% rate of interest, and then dividing that number by 12. At the expiration of the loan, she sells the rehabed house for $350,000. After subtracting the $26,880 in total interest payments ($1,493 multiplied by 18 months), the $8,960 origination fee, the $224,000 principle on the loan, and the $56,000 she contributed to closing, she will make a gross profit of $34,160 ($350,000 price minus $315,840 in costs). This profit would be reduced by any building costs paid by Flora.

Loan Example 2

John finds a property in Atlanta, GA to renovate and resell. Since he does not have enough cash to buy the property outright, he takes a fix and flip loan from iFund Investment with the following parameters:

$230,000 sales price
85% loan to value (LTV)
12 month term
9% rate of interest
4% origination fee

Once the rehab project is finished, if John sells the project for $299,000, the final numbers would be the following:

$299,000 sales price
- $195,500 note principle (85% LTV)
- $34,500 cash paid at closing (15% on 85% LTV)
- $7,820 origination points (4% of the $195,500 principle)
- $17,595 interest payments (12 months x 9% interest)
-----------------------
= $43,585 gross profit (does not include taxes or rehab costs)

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