Wholesale & Correspondent · NMLS #344236
AE Desk: (800) 830-5626
The RTL product matrix,
tier by tier.
Full leverage matrices for every Arcstone RTL program. Borrower tier is set by verified completed investor projects in the trailing 36 months: Tier 1 (5+), Tier 2 (3–4), Tier 3 (1–2), Tier 4 (0).
Program 1
Bridge
Parameter | Tier 1 (5+) | Tier 2 (3–4) | Tier 3 (1–2) | Tier 4 (0) |
|---|---|---|---|---|
Max LTV — purchase | 80% | 75% | 70% | 65% |
Max LTV — rate & term | 75% | 70% | 65% | 60% |
Max LTV — cash-out | 70% | 65% | 60% | Ineligible |
Loan size (1–4 unit) | $100K–$3M | $100K–$3M | $100K–$1.5M | $100K–$1M |
Loan size (5–9 unit) | $500K–$3M | $500K–$3M | Ineligible | Ineligible |
Term & extensions | 12 mo + two 3-mo | 12 mo + two 3-mo | 12 mo + one 3-mo | 12 mo |
Min FICO | 660 | 660 | 660 | 660 |
Interest-only, fixed rate, no prepayment penalty at base term. Six months interest reserves escrowed. Cash-out requires 180-day ownership seasoning. Portfolio Bridge: 5–9 cross-collateralized 1–4 unit properties, same state, $500K–$3M aggregate, purchase & rate-and-term only, T1/T2. 5–9 unit collateral: commercial-narrative appraisal or URAR 1050, tiered debt-yield floors of 9.0%–10.0% by value per unit, rent-roll and lease analysis.
Program 2
Standard Renovation (Fix & Flip)
Parameter | Tier 1 (5+) | Tier 2 (3–4) | Tier 3 (1–2) | Tier 4 (0) |
|---|---|---|---|---|
Max LTV / LTC — purchase | 90% | 85% | 80% | 75% |
Max LTV — rate & term | 80% | 72.5% | 70% | 60% |
Max LTV — cash-out | 70% | 67.5% | 65% | Ineligible |
Max LTC — rate & term | 75% | 72.5% | 70% | 60% |
Max LTC — cash-out | 70% | 65% | 60% | Ineligible |
Max LTARV — purchase | 75% | 70% | 65% | 60% |
Max LTARV — rate & term | 70% | 65% | 60% | 55% |
Max LTARV — cash-out | 65% | 65% | 60% | Ineligible |
Loan size (1–4 unit) | $100K–$3M | $100K–$3M | $100K–$1.5M | $100K–$1.5M |
Max rehab ratio (of as-is) | 75% | 60% | 50% | 30% |
Non-structural, cosmetic-to-moderate scopes. GC required for budgets over $100K (always for T4). 10% contingency mandatory. Reimbursement draws with third-party inspection; interest on drawn balance only (non-Dutch).
Program 3
Extensive Renovation
Parameter | Tier 1 (5+) | Tier 2 (3–4) | Tier 3 (1–2) | Tier 4 (0) |
|---|---|---|---|---|
Max rehab ratio (of as-is) | 150% | 125% | 100% | Ineligible |
Loan size (1–4 unit) | $250K–$3M | $250K–$3M | $250K–$1.5M | Ineligible |
Max LTARV — cash-out | 60% | 60% | 55% | Ineligible |
Max LTARV — rate & term | 65% | 60% | 55% | Ineligible |
Max LTARV — purchase | 70% | 65% | 60% | Ineligible |
Max LTV — cash-out | 65% | 62.5% | 60% | Ineligible |
Max LTV / LTC — rate & term | 70% | 67.5% | 65% | Ineligible |
Max LTV / LTC — purchase | 85% | 80% | 77.5% | Ineligible |
Structural work, full gut, footprint expansion ≤ 20%, major systems, 1 ADU, weathertight mid-construction takeovers (T1/T2, -5 LTC / +50 bps). Mandatory: licensed GC, Builder’s Risk, 3rd-party feasibility report, Completion Guaranty, 10% borrower cash equity, 10% contingency. Term 12–18 mo + extensions to 27 mo. 5–9 unit Renovation (both tracks): T1/T2 only, $500K–$3M, commercial-grade appraisal and debt-yield floors per the Bridge framework.
Program 4
Ground-Up Construction
Eligibility is stacked: general tier × GUC-specific project count. Entitled, permitted, MSA-based sites only — raw land ineligible. Building permit in hand at first draw (10% holdback if pending at closing). Mandatory: 3rd-party feasibility report, Builder’s Risk, assignable construction contracts, Completion Guaranty, 10% contingency, 10% completion holdback to CO. Mid-construction takeover within 180 days of commencement. Cash-out: GUC Tier 1 only with 10% remaining equity. Foreign nationals ineligible on GUC.
General Tier | 0 GUC | 1 GUC | ≥2 GUC |
|---|---|---|---|
T1 / T2 | Ineligible | GUC Tier 2 | GUC Tier 1 |
T3 | Ineligible | GUC Tier 2 | GUC Tier 2 |
T4 | Ineligible | Ineligible | Ineligible |
Parameter | GUC Tier 1 | GUC Tier 2 |
|---|---|---|
Max LTV (land, day 1) | 65% | 60% |
Max Initial LTC | 75% | 65% |
Max Total LTC | 85% | 75% |
Max LTARV | 70% | 65% |
Loan size | $200K–$3M | $200K–$1M |
Term | 18 mo (24 > $1.5M) | 18 mo |
Adjustments
Leverage & pricing adjustments
FICO (experience-conditional)
Credit adjustments
720+ (all tiers)
Base
680–719 (T1/T2)
None
680–719 (T3)
-5 LTV / -5 ARV · +25 bps
680–719 (T4)
-10 / -10 · +25 bps
660–679 (T2)
-5 / -5 · +50 bps
660–679 (T3/T4)
-10 / -10 · +50 bps
Below 660
Exception only (L2)
Foreign National (tier-conditional)
FN adjustments
Tier 1
-5 LTC · +25 bps
Tier 2
-10 LTC · +50 bps
Tier 3
-5 LTV / -5 ARV / -10 LTC · +75 bps
Tier 4
Ineligible
Product access
Bridge & F&F (no GUC)
Liquidity
+20% cushion, US account
Key Property & Transaction Adjustments
Other adjustments
Rural (T1/T2, Bridge & Std Reno, exception only)
-10 / -10 / -15 · +50 bps
Small-balance loan ($100K–$150K)
-5 ARV / -5 LTC · +25 bps
Loan amount > $2M (T1/T2; two appraisals)
-5 LTV · +25 bps
Non-warrantable condo (minor / major)
-5 LTV · +25 / +50 bps
Mid-construction takeover (Ext. Reno / GUC)
-5 / -5 · +50 bps
Declining market (per state list)
-5 LTV / -5 ARV
Judicial-foreclosure timeline overlay
-5 LTV (stacks)
Non-arms-length (T1–T3 only)
Drop one tier · +50 bps
Bad-Boy / springing guaranty (T1 only)
-5 LTV · +25 bps
Stacking caps: -15 LTV / -15 ARV / -20 LTC maximum combined leverage adjustment; pricing adjustments are additive without cap. Anything beyond a cap routes to the three-level exception process (L1: UW + Credit Manager · L2: + Senior Credit Officer · L3: Credit Committee).
DSCR
DSCR rental (30/40-year)
Parameter | Standard |
|---|---|
Loan amounts | $100K – $3.5M |
Minimum DSCR | 1.00 (1.50 below $150K) |
Minimum credit | 600 (680 first-time investor) |
First-time investor | Max 75% LTV · no cash-out |
Products | 30-yr fixed · 40-yr fixed IO · 5/6, 7/6, 10/6 ARM |
Short-term rentals | Eligible · -5% LTV |
Property | 1–4 unit · no rural · max 2 acres |
DSCR LTV/CLTV maximums per the current AMP program matrix — request the matrix and rate sheet from your AE. Foreign nationals eligible under a dedicated program.
Where we lend: 44 states. Not lending in NV, ND, SD, VT; AK and HI by committee exception only. Declining-market overlay (-5 LTV / -5 ARV): AZ, IL, MI, NJ, MD, and NYC’s five boroughs, plus MSAs flagged by quarterly FHFA HPI review. Guideline summaries above are for reference — the published guideline package governs, and terms may change without notice.
Quote it with confidence
Full guideline documents and current rate sheets are available to approved partners from your AE.