Question 1

How quickly can I close?

Accepted Answer

Most transactions close in 7 to 14 business days once we have a complete file. Clean bridge and refinance deals can move faster.

Question 2

Do I need good credit?

Accepted Answer

Credit is one factor, not the deciding one. We work with scores in the low 600s and even below when the property and equity support the deal.

Question 3

Can I apply with an LLC?

Accepted Answer

Yes. Most borrowers close in an LLC, corporation, or trust. These are business-purpose loans, so an entity is often preferred.

Question 4

Do you finance construction?

Accepted Answer

Yes. Ground-up construction is a core program, funded through a draw schedule with typical 48–72 hour draw turnarounds.

Question 5

What documents are required?

Accepted Answer

To start: a purchase contract if applicable, a budget or scope of work, and basic borrower information. Additional items are requested only as underwriting progresses.

Question 6

Can first-time investors qualify?

Accepted Answer

Yes. First-time investors are welcome, particularly with a solid contractor, a realistic budget, and adequate liquidity.

Question 7

What states do you lend in?

Accepted Answer

As a direct lender, we fund projects directly in-house and lend nationwide, with limited availability in a small number of states. We'll confirm your state during your review.

Question 8

Do you ask for money up front?

Accepted Answer

No. Charm Loans never asks borrowers for money up front — no upfront fees and no direct funds requested before your loan moves forward.

Discuss your transaction.