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Your Guide to Real Estate Debt Financing in 2024

Learn how to use debt financing effectively to fund your real estate investments.
Learn how to use debt financing effectively to fund your real estate investments.

Purchasing a home in today’s market may seem like a pipedream for many Americans. High inflation erodes your purchasing power, while low inventory leads to fierce competition. 

One way that thousands of real estate investors are securing income-generating properties is through debt financing. While debt financing may sound risky, there are tons of benefits for investors who understand how to use leverage responsibly in their real estate investments.

Are you looking to get started investing like a pro? Find out everything you need to know about real estate debt financing and how to use it effectively this year.

What is Real Estate Debt Financing?

It's important to understand the ins and outs of debt financing before getting started.
It’s important to understand the ins and outs of debt financing before getting started.

In simple terms, debt financing in real estate involves using other people’s money to fund your investments. While this oversimplified definition may be good enough for beginners, you’ll need to understand the fundamentals of debt financing before getting started.

First, debt financing involves at least two parties for each transaction: the borrower and the lender. In certain cases, two or more parties are involved in the deal. This may include partners, brokers, and other investment groups or shareholders.

The borrower in a real estate debt transaction can be an individual investor, real estate company, investor group, or developer who needs funds to purchase or improve their properties. The lender is the group or individual providing the funds in exchange for repayment plus interest.

Types of Properties Purchased with Debt

There are a wide range of properties that can be financed with debt through lenders and financial institutions.

The best part about debt financing is that it can be used to purchase a wide range of properties. The type of property financed largely depends on your investing goals and objectives.

  • Single-Family Homes: Individual homeowners or investors use debt financing for single-family homes as their primary residence or investment properties. This is often accomplished using a mortgage through a local lender or institution.
  • Multi-Family Properties: Debt financing is also commonly used for multi-family properties like duplexes, triplexes, and small apartment complexes. These investments typically aim to generate rental income from tenants. 
  • Office Buildings: Office buildings are properties used for office space and other corporate purposes. These investments can be highly profitable but come with higher risks due to fluctuations in the demand for office space.
  • Retail Properties: Malls, shopping centers, and restaurants can be financed with debt. These properties generate rental income from retail stores, which can be a stable source of income for investors in areas with high foot traffic and demand.

Types of Real Estate Debt Financing

Mortgages are the most common form of debt financing for investors, but there are more options for savvy real estate investors.

Unless you have significant cash reserves on hand, debt financing may be your only option to secure investment properties. Here are the most common types of real estate debt financing.

Mortgage Loans

Perhaps the most common form of debt financing, a mortgage is typically used by homeowners or small investors to purchase residential properties. The borrower obtains financing from a bank, mortgage company, or financial institution to fund the purchase of the property.

The property serves as collateral for the lender, meaning they will repossess the property if the borrower defaults on the mortgage. This process is also known as foreclosure and has a significant impact on the borrower’s financial standing.

Commercial Real Estate Loans

These loans are used by borrowers to finance their purchase of commercial properties. Commercial loans are larger and have more stringent qualification criteria compared to residential mortgages.

Unlike most residential mortgages, commercial loans can be categorized into different types, such as traditional commercial mortgages, SBA 7(a) loans, and commercial construction loans.

Hard Money Loans

Among the riskiest types of debt financing, hard money loans are short-term loans with high interest rates used by investors and developers when traditional financing options are unavailable or a quick closing is needed.

The borrower’s creditworthiness is usually not a factor with hard money loans. The funding is secured by the value of the property and doesn’t take into account liquid assets, credit scores, or debt-to-income (DTI) ratios. 

» MORE: How to Qualify for a Hard Money Loan

Construction Loans

As you can probably guess, construction loans are used to finance the construction or renovation of real estate projects. Construction loans release funding in stages as the construction project progresses and additional funding is needed.

Upon the completion of the construction project, borrowers will refinance the loan into a permanent financing solution like a traditional mortgage or commercial real estate loan.

Benefits of Debt Financing

There are tons of benefits for those who decide to use debt financing for their real estate properties.
There are tons of benefits for those who decide to use debt financing for their real estate properties.

Debt financing wouldn’t be so popular if they weren’t beneficial for investors. Here are just a few of the top advantages:

Leverage and High Returns

Debt financing allows borrowers to use leverage to finance real estate investments. When you use debt financing, you can purchase a property with a smaller amount of your own money and a larger portion borrowed from a lender. Using leverage in this way will increase the potential returns on your real estate investments. 

It’s important to understand that using leverage can increase potential profits but also adds more risk exposure. You’ll be required to repay the loans regardless of the property’s performance. 

Tax Advantages

One of the main benefits of real estate investing is the tax incentives offered by the government. 

In an effort to foster economic development and housing infrastructure, investors can use interest deductions, depreciation, and 1031 exchanges to reduce tax liability and improve profit margins on investments.


The ability to diversify investments is another advantage of debt financing. Instead of concentrating resources on one property, investors can use leverage to spread their available capital across multiple investments. 

Wealth Creation and Building Equity

Debt financing allows investors to acquire and control real estate assets without needing to pay the full purchase price upfront. The equity in the property increases as the property appreciates in value and the mortgage is gradually paid down.

This equity growth can also lead to wealth creation. For example, if you purchase a property with a mortgage, you benefit from both the property’s appreciation and the principal reduction through loan payments while building wealth in the process.

Drawbacks of Real Estate Debt Financing

Beware of the drawbacks of debt financing to make sure you know the risks.
Beware of the drawbacks of debt financing to make sure you know the risks.

While debt financing is certainly beneficial for many real estate investors, there are some risks to keep in mind before using leverage for your investments. 

Loss of Investment

The biggest drawback of real estate debt financing is the risk of loss. Borrowing money from a lender or financial institution means you’re obligated to repay the loan and interest, even if the property doesn’t work out.

Borrowers should have a plan in place in the event of declining rental income, unexpected expenses, or changing economic conditions to avoid the risk of foreclosure or repossession.

Interest Rate Fluctuations

Interest rates are known to fluctuate over time and impact the cost of borrowing. An investment with a low interest rate today may not be available with the same terms for future investments, which means the cost of borrowing could be higher and less profitable.

Additionally, borrowers with adjustable rate mortgages (ARMs) should understand that their monthly payments could drastically increase in a high interest rate market.

Regulatory Changes & Compliance

Government agencies like the Federal Housing Administration (FHA), Federal Reserve, Consumer Financial Protection Bureau (CFPB), and IRS may change laws and regulations surrounding debt financing, which means it may not be as beneficial for investors in the event of changes in regulations.

Due Diligence

Investors must conduct due diligence before using debt financing. This involves financial projections for future cash flows as well as evaluating individual lenders and shopping around for the best rate and terms. 

Failure to use proper due diligence can lead to sticky situations. You may be at risk of defaulting on your investments or having to sell them at a loss down the line.

Qualifying for Real Estate Debt Financing

You know the value of debt financing, now it's time to qualify!
You know the value of debt financing, now it’s time to qualify!

Aside from hard money loans, most debt financing options will require borrowers to qualify for the funding with a lender or financial institution.


Your credit score is one of the main indicators of your ability to repay debts on time. A high credit score shows you’ve met your previous debt obligations and lenders can trust that you’ll repay their loan without issue. On the flip side, a low credit score shows lenders that you may be a high-risk borrower and cause them to charge higher interest rates and fees.

However, your credit score isn’t the only factor lenders look at. They will look at your past credit history and any major blemishes on your credit report like past foreclosures or bankruptcies. 

Debt-to-Income Ratio (DTI)

The debt-to-income ratio gives lenders an idea of your current debt obligations compared to your gross monthly income. They use DTI to decide if you’re in the financial position to take on additional debt to finance your property.

A lower DTI ratio is more favorable since it shows you have more disposable income to cover new debt payments.

» RELATED: Debt-to-Income Calculator

Loan-to-Value Ratio (LTV)

The loan-to-value ratio is crucial when it comes to real estate investing. This metric measures the proportion of a property’s value that’s being financed through a loan from the bank or financial institution.

Most lenders have maximum LTV limits that they are willing to work with. The reason for this is to limit their risk exposure in the event of default by the borrower. A higher LTV indicates more of the property is financed with debt, while low LTVs show that the borrower is using more of their own resources to fund the purchase.

Documentation Requirements

Qualifying for debt financing can be challenging for new investors with a limited track record in real estate investing. One of the hurdles all investors face when obtaining financing is the documentation requirements set forth by lenders.

  • Loan Application: The first step in the process of receiving debt financing for your investments is the loan application. This application records essential information about the borrower’s personal information, income sources, and details of the property.
  • Credit Report: Lenders need to verify your creditworthiness through a formal credit report. This credit report counts as a hard inquiry and may temporarily affect your credit score.
  • Appraisal: The property appraisal is typically required to assess the current market value of the property. The appraisal amount is also used to calculate the loan-to-value ratio and to ensure that the property is sufficient collateral for the loan.
  • Bank Statements: Lenders need to see bank statements to verify the borrower’s financial stability and assess their current cash reserves. Bank statements help lenders determine if borrower’s can cover the down payment, closing costs, and future mortgage payments.

Final Thoughts

Debt financing can open up the doors to building wealth and generating passive income through real estate investing.

While the qualification criteria can be stringent in some cases, borrowers with good credit history and stable income should have no issues qualifying for real estate debt financing in today’s market.

Related: The Guide to Maximizing ROI in Real Estate

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