The Ultimate Guide to Earnest Money Deposit (EMD) Financing for Real Estate Investors

# The Ultimate Guide to Earnest Money Deposit (EMD) Financing for Real Estate Investors In the highly competitive world of real estate investing, speed and liquidity are the two most critical factors for success. Whether you are a wholesaler looking to lock up a lucrative contract, a fix-and-flip investor securing your next project, or a […]

Why Levine Capital Is the Go-To Lender for Creative Finance Investors

Levine Capital is the trusted lending partner for real estate investors in the creative finance space. As a direct lender with deep roots in Pace Morby’s SubTo and Owner’s Club communities, we provide fast closings, no middlemen, and specialized loan programs designed for creative deal structures.

GROUND UP CONSTRUCTION LOANS

Build From The Ground Up. Fund With Confidence.

Rates Starting at 8.99%*

Levine Capital's Ground Up Construction Loans give real estate investors the leverage and flexibility to break ground faster. Competitive terms, investor-first underwriting, and capital structured around your 1-4 unit residential build.

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Up to 75% LTC

60% if unpermitted, plus 100% of construction costs

Portfolio Loans

Eligible for multi-property investors

$50K - $3MM

Loan amount range per project

Why Investors Choose Levine Capital

Private capital built around how serious real estate investors actually operate.

Fast, Reliable Closings

In-house underwriting and decisive capital deployment get you to the closing table in days, not weeks.

Flexible, Deal-Driven Terms

Loan structures tailored to your project economics, timeline, and exit strategy, not a one-size-fits-all rate sheet.

Competitive Pricing

Rates starting at 8.99% with leverage and pricing that keep your margins intact through completion.

Experience-Based Programs

Dedicated tracks for new investors and seasoned developers, with capacity to scale across portfolios.

Flexible Terms

Ground Up Construction Programs

Two purpose-built programs designed around your track record and project scope.

Ground Standard

Built for emerging real estate investors entering ground-up construction

Up to 85%

of total project costs

Experience 1-2 prior ground-up builds required; GCs accepted when permits tie to ground-ups. Guarantors with no experience considered case-by-case.

Max Loan-to-ARV Up to 70%

Recourse Full Recourse

Reserves / Escrows Minimum 1 month

Term Length 12 to 18 months

Property Count Min 1 / Max 2

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Eligible & Ineligible Property Types

Eligible

✓Non-owner occupied 1-4 unit residential✓Townhomes✓Condos

Ineligible

✗Mixed use✗5+ unit multifamily✗Condotels✗Co-ops / TICs✗Commercial✗Log homes✗Oil & gas lease properties✗Operating farms, ranches, and orchards✗Vacation and seasonal rentals✗Rural properties

New Program

Modular Home Construction Financing

Bringing a modular build to market? We finance modular home projects nationwide under our Ground-Up Construction program.

✓FICO 650+

✓Up to 85% LTC / 65% ARV

✓Available Nationwide

✓Minimum Loan Amount: $300K

Submit a Modular Deal

Where We Lend

Nationwide coverage across our active lending markets.

Fund Your Next Build Without Tying Up Your Own Capital

Get a fast, no-obligation quote from a lender that closes when it counts.

Get a Quick Quote Book a Call

(772) 732-0757 | loans@levinecapital.com

* Non-owner-occupied loans only. All products are intended for residential investment properties.

** Rates shown reflect the lowest available pricing. Actual rates and terms are subject to approval criteria including FICO, experience, ownership duration, and other underwriting factors.

*** Levine Capital does not currently lend in: Arizona, Nevada, North Dakota, Oregon, South Dakota, Utah, and Vermont.

Day: May 20, 2026