Specialized Co-Living & PadSplit Financing
Scale Your Co-Living Portfolio With Investor-Grade Loan Programs
Get private money tailored for co-living and PadSplit-style assets. From 100% LTC on your value-add plays to 80% cash-out DSCR with no seasoning, we structure loans around how investors actually scale.
Fast closings • Investor-friendly underwriting • Built for shared housing cashflow
Quick Scenario Check
Share your next co-living or PadSplit deal and we’ll send back funding options in 24 hours.
No obligation. We lend nationwide to experienced and emerging investors.
Trusted by co-living operators & investors deploying capital into shared housing in major U.S. markets.
Loan Programs
Purpose-built financing for co-living & PadSplit investors
Whether you’re repositioning SFHs into high-yield co-living or scaling stabilized PadSplit portfolios, we align leverage and structure with your strategy.
Operating PadSplit & Co-Living Loans
For stabilized, income-producing co-living and PadSplit properties where you want to lock in long-term debt.
- 70–75% leverage on operating PadSplit/co-living properties
- Minimum 3 months of seasoning for standard terms
- Options for no seasoning on qualifying deals
- Can be structured on a master lease for loans over $1M
- Underwritten to actual room rents and co-living expense structure
Ideal for: Operators with proven PadSplit/co-living performance looking to pull out capital or consolidate debt.
Co-Living BRRRR Strategy Funding
Our recommended path: buy, rehab, rent by the room, then refinance into long-term DSCR — keeping your capital turning while you scale doors.
- Up to 100% LTC on co-living fix & flip / value-add projects
- Reposition to co-living or PadSplit during the rehab/lease-up phase
- Refi into long-term DSCR once stabilized
- Higher leverage and more flexible terms versus buying stabilized
- Build a repeatable BRRRR engine around shared housing cashflow
Ideal for: Investors who want max leverage, forced appreciation, and the ability to recycle capital quickly.
No-Seasoning DSCR Cash-Out
Turn newly stabilized co-living projects into long-term, non-recourse-style debt quickly — without waiting for seasoning clocks.
- Up to 80% cash-out DSCR with no seasoning
- As long as market rents support a 1:1 DSCR ratio
- Use appraiser market rents where appropriate, not just historicals
- Flexible prepay and term options for long-term hold strategies
- Great exit for 100% LTC value-add and BRRRR deals
Ideal for: Investors exiting hard money, recapturing rehab capital, or rolling gains into the next project.
Strategy Insight
Why we recommend the co-living BRRRR over buying stabilized
You can absolutely buy stabilized PadSplit and co-living properties with 70–75% leverage. But if you want max flexibility and velocity of capital, repositioning with a BRRRR-style approach typically produces better returns.
100% LTC lets you preserve cash for operations and future deals
Forced appreciation from renovation boosts appraised value
80% cash-out DSCR with no seasoning gets you liquid again fast
You control the design, room mix, and operations from day one
Net effect: higher leverage, more equity created per project, and more options on exit compared to only buying stabilized assets at 70–75% LTV.
Buy stabilized co-living
- 70–75% leverage on existing PadSplit / co-living income
- Requires 3+ months of seasoning for best terms
- Limited ability to force additional appreciation
- Great for yield, but slower equity growth
Co-living BRRRR play Max flexibility
- Up to 100% LTC on acquisition + standard rehab
- Use market LTR rental rates to qualify 1:1 DSCR min
- Refi at 80% cash-out DSCR with no seasoning
- Use cashed-out equity to finish full co-living conversion
Funding Flow
From scenario to closing in as little as 10–21 days
We underwrite like investors, not banks — with a clear path from value-add to long-term DSCR exit.
1. Submit your scenario
Share purchase price, rehab budget (if any), projected room rents, and current or target PadSplit performance.
2. Get loan options
We send back structures for up to 100% LTC on value add purchases, stabilized PadSplit loans, and no-seasoning DSCR exits so you can choose the path that fits your hold period and risk.
3. Close & execute
We move from term sheet to closing with investor-focused underwriting and clear draws for rehab-based plays.
4. Refi or repeat
Exit into 80% cash-out DSCR (no seasoning if DSCR ≥ 1:1), or roll into a larger PadSplit or co-living portfolio play using your recaptured capital.
Real Deal Example
Single-family to 7-bed co-living with full capital recycle
Acquisition & rehab
Purchase price: $260,000 on 4 bed 2 bath house
Standard Rehab: $90,000
Total project cost: $350,000
ARV: $500,000
Funding: 100% LTC fix & flip loan from Nomad Capital Solutions
Stabilization & exit
Refi: 80% cash-out DSCR with no seasoning at $380,000
Use cash-out equity to add temporary walls and furnishings making 4 bedroom house, 7 bedrooms. (Stack working capital with business credit)
Rent by room: $850/room avg
Result: original capital fully returned + some profit, asset now cashflowing on long-term debt
Same structure can be used repeatedly to stack co-living doors without constantly injecting new capital.
FAQ
Answers for serious co-living investors
Most of our borrowers are experienced with SFR or small multis and are now leaning into co-living to maximize yield. We’ll walk you through underwriting, even if this is your first PadSplit-style deal.
Do I really need seasoning for PadSplit and co-living loans?
For our standard 70–75% LTV loans on operating PadSplit/co-living properties, we typically require at least 3 months of seasoning to validate income and stabilize operations. However, we do have options for no-seasoning structures in certain cases, especially on larger loans (over $1M) and when we’re comfortable with the sponsor and market.
How does the master lease structure work on loans over $1M?
On larger co-living and PadSplit portfolios, we can lend against a master lease where the operating entity leases the property from the ownership entity at a fixed or variable rate. This allows us to underwrite based on master lease payments and projected room rents, while giving you operational flexibility and often cleaner financial statements for future exits.
What do you look for to approve 100% LTC on a co-living BRRRR deal?
We focus on three main things: (1) the sponsor’s experience and team, (2) a clear and realistic budget and scope for the conversion, and (3) projected rents that make sense for that submarket. If the after-repair value (ARV) and DSCR support our exit risk, we can go up to 100% of your total project cost (purchase + rehab + some soft costs).
How is the 80% cash-out DSCR with no seasoning underwritten?
Our DSCR loans look at the property’s ability to cover debt payments at a minimum 1:1 DSCR using market rents. That means if market rents reasonably support the payment, we don’t need a long seasoning period of actual collections. This is what lets you exit quickly from your 100% LTC bridge loan into long-term debt and pull out equity sooner.
Can you lend if I’m newer to real estate but partnering with an experienced operator?
Yes. We regularly fund joint ventures where a newer capital partner teams up with an experienced co-living or PadSplit operator. In those cases, we’ll weigh the operating partner’s track record heavily, but we may adjust leverage or structure to fit the combined risk profile.
Ready to structure your next co-living or PadSplit deal?
Tell us about your project and we’ll respond with tailored options for 70–75% operating loans, 100% LTC BRRRR funding, and 80% cash-out DSCR exit paths.
- Term sheets often in 24–48 hours
- Funding available nationwide in key co-living markets
- Built for investors scaling portfolios, not one-off deals
Apply for co-living funding
We’ll review your scenario and respond with a custom loan structure and next steps.
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