Certain Lending in Seattle, WA

4.4/5

Certain Lending specializes in fix-and-flip, construction, and rental property loans for real estate investors, offering flexible terms and fast closing in 5 days to 3 weeks.

Data compiled from public sources · Rating from CreditDoc methodology

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Certain Lending Review

Certain Lending is a specialized mortgage lender focused exclusively on real estate investment properties rather than owner-occupied homes. The company operates in the non-QM (non-qualified mortgage) space, serving experienced and emerging real estate investors who need short-term construction financing, fix-and-flip loans, permanent rental property financing, and portfolio loans. Founded to serve the investment property market, Certain Lending emphasizes speed, flexibility, and investor-friendly underwriting.

Certain Lending offers five primary loan products: Construction loans (12-24 months, up to $1.5M, 85% LTC), Fix-and-Flip loans (6-18 months, $100K-$1.5M, up to 92.5% LTC with no interest on undrawn funds), Rental Property loans (30-year amortizing, $75K-$1.5M, up to 80% LTV), Short-Term Rental loans for Airbnb/VRBO properties (30-year, up to 75% LTV), and Rental Portfolio loans allowing financing of up to 10 properties under a single loan. Loan amounts range from $75,000 to $1.5 million depending on product type, with FICO minimums between 660-700.

Certain Lending distinguishes itself through rapid closings (as fast as 5 days for fix-and-flip), streamlined underwriting that requires no employment or income verification, flexible draw schedules with funding in 1-3 business days post-inspection, and allowances for foreign nationals at reduced LTV. The company accepts virtual inspections, allows 100% financing of renovation and construction budgets, and bases pricing on borrower experience rather than traditional employment criteria. They explicitly service investment-property focused borrowers that traditional mortgage lenders often decline.

However, investors should note that Certain Lending exclusively finances investment properties—owner-occupied homes are not eligible. Rural properties are excluded from most products. All loans require entity structures with personal guarantees, and borrowers must have clean credit histories (no recent foreclosures or bankruptcies). While the lack of employment verification is marketed as a feature, it reflects the non-QM nature of these loans, which typically carry higher rates and fees than traditional mortgages. Portfolio loans require experience and a minimum property count.

Services & Features

Construction loans for residential and small multifamily properties (12-24 month terms)

Draw funding and reimbursement for construction costs, materials, labor, and soft costs

Financing for single-family, townhomes, condos, and 2-10 unit investment properties

Fix-and-flip loans for short-term property renovation (6-18 month terms)

Flexible loan-to-cost and loan-to-value ratios (up to 92.5% LTC for fix-and-flip)

Loan amounts from $75,000 to $1.5 million depending on product

Permanent rental property financing with 30-year fully amortizing or ARM options

Portfolio loans financing up to 10 rental properties under a single loan

Short-term rental financing for Airbnb/VRBO properties based on operating history

Underwriting based on rental cash flow and property value rather than employment income

Virtual property inspections

Feature Checklist

Mobile App

Online Portal

Score Tracking

Credit Education

Personal Advisor

Identity Theft Protection

Pros & Cons

Pros

Extremely fast closings: fix-and-flip loans close in as little as 5 days; construction/rental loans in 2-3 weeks
No employment or income verification required, enabling borrowers with non-traditional income to qualify
Flexible draw funding: 1-3 business days from inspection to draw, with reimbursement for materials, labor, and demolition
100% financing of renovation/construction budgets for qualified borrowers, minimizing out-of-pocket costs
No interest accrued on undrawn funds for fix-and-flip loans, reducing carrying costs during slower work phases
Portfolio loans allow financing up to 10 rental properties under a single loan, reducing closing costs vs. individual loans
Foreign nationals welcome at reduced LTV, expanding access to international investors
Virtual inspections available, reducing logistical barriers for out-of-state investors

Cons

Investment properties only—owner-occupied homes are not eligible, limiting the borrower pool significantly
Rural properties explicitly excluded from most loan products, restricting geographic flexibility
Requires entity-based ownership with personal guarantees, adding complexity and legal costs for small investors
Non-QM loans typically carry higher interest rates and fees than traditional mortgages due to underwriting risk
Minimum FICO scores (660-700) are modest, and 'no recent foreclosures or bankruptcies' language is vague regarding timeframes

Rating Breakdown

Value

5.0

Effectiveness

4.9

Customer Service

3.9

Transparency

3.5

Ease of Use

4.5

Frequently Asked Questions

Is Certain Lending legitimate?

Yes. Certain Lending is a registered company, headquartered in Seattle, WA.

How long does Certain Lending take to show results?

Results vary by individual situation. Contact the provider to discuss expected timelines for your specific needs.

Quick Facts

Headquarters: Seattle, WA
BBB Accredited: No
Starting Price: Contact provider
Setup Fee: None
Money-Back Guarantee: No

Visit Certain Lending

+1 833-747-3927 1000 2nd Ave #2500, Seattle, WA 98104

CreditDoc Diagnosis

Doctor's Verdict on Certain Lending

Certain Lending is best for experienced and emerging real estate investors seeking rapid, non-traditional underwriting for investment properties. The critical caveat is that this is exclusively an investment property lender—owner-occupied residential borrowers will be declined, and the non-QM loan structure typically carries higher rates and fees than conventional mortgages.

Best For

Real estate investors focusing on fix-and-flip projects who need capital fast and have strong exit timelines
Construction-focused investors building new residential or small multifamily investment properties
Rental property investors with stabilized, cash-flowing properties seeking long-term permanent financing
Short-term rental (Airbnb/VRBO) investors needing underwriting based on actual rental history rather than traditional employment

Updated 2026-04-29

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Financial Terms Explained (18 terms)

New to credit and lending? Here are the key terms used on this page, explained in plain language with real-number examples.

Interest & Rates

APR — Annual Percentage Rate

The total yearly cost of borrowing money, including the interest rate plus any fees the lender charges. Think of it as the 'true price tag' on a loan.

Why it matters

Lenders must show APR by law (Truth in Lending Act) because the interest rate alone can hide fees. Comparing APR across lenders is the most reliable way to find the cheapest loan.

Example

You borrow $10,000 at 6% interest for 3 years, but there's a $300 origination fee. The interest rate is 6%, but the APR is 6.9% because it includes that fee. You'd pay $304/month and $946 total in interest.

Fixed Rate — Fixed Interest Rate

An interest rate that stays the same for the entire life of the loan. Your monthly payment never changes.

Why it matters

Fixed rates protect you from market changes. If rates go up, your payment stays the same. The tradeoff: fixed rates are usually slightly higher than starting variable rates.

Example

You get a 30-year mortgage at 6.5% fixed. Whether rates rise to 9% or drop to 4% over the next 30 years, your payment stays at $1,264/month on a $200,000 loan.

Interest Rate

The percentage a lender charges you for borrowing their money, calculated on the amount you still owe. It's the lender's profit for taking the risk of lending to you.

Why it matters

Even a 1% difference in interest rate can cost you thousands over a loan's life. Lower rates mean less money out of your pocket.

Example

On a $20,000 car loan for 5 years: at 5% you pay $2,645 in interest. At 8% you pay $4,332. That 3% difference costs you $1,687 extra.

Variable Rate — Variable (Adjustable) Interest Rate

An interest rate that can go up or down over time, usually tied to a benchmark like the prime rate. Your monthly payment changes when the rate changes.

Why it matters

Variable rates often start lower than fixed rates to attract borrowers, but they can increase significantly. Many people who got hurt in the 2008 crisis had adjustable-rate mortgages.

Example

You start with a 5/1 ARM mortgage at 5.5%. For the first 5 years you pay $1,136/month on $200,000. Then the rate adjusts to 7.5%, and your payment jumps to $1,398/month.

How Loans Work

Amortization — Loan Amortization

The process of paying off a loan through regular payments that cover both principal and interest. Early payments are mostly interest; later payments are mostly principal.

Why it matters

Understanding amortization explains why paying extra early in a loan saves the most money — you're reducing the principal that interest is calculated on.

Example

Month 1 of a $200,000 mortgage at 6%: your $1,199 payment splits as $1,000 interest + $199 principal. By month 300: only $47 goes to interest and $1,152 goes to principal.

Loan Term (Tenor) — Loan Term / Tenor

How long you have to repay the loan, measured in months or years. A shorter term means higher monthly payments but less total interest paid.

Why it matters

Longer terms feel more affordable monthly but cost much more overall. A 30-year mortgage costs almost double in interest compared to a 15-year mortgage on the same amount.

Example

Borrowing $200,000 at 6.5%: A 15-year term costs $1,742/month ($113,561 total interest). A 30-year term costs $1,264/month ($255,088 total interest). You save $141,527 with the shorter term.

Prepayment Penalty

A fee some lenders charge if you pay off your loan early. The lender loses the interest they expected to earn, so they penalize you for leaving early.

Why it matters

Always ask about prepayment penalties before signing. They can trap you in a high-rate loan even if you find a better deal to refinance into.

Example

Your mortgage has a 2% prepayment penalty for the first 3 years. If you refinance after year 2 on a $200,000 balance, you'd owe a $4,000 penalty fee.

Refinancing — Loan Refinancing

Replacing your current loan with a new one, usually at a lower interest rate or with different terms. The new loan pays off the old one.

Why it matters

Refinancing can save thousands if rates drop or your credit improves. But watch for fees — a $3,000 refinancing cost needs to be offset by monthly savings.

Example

You have a $180,000 mortgage at 7.5% ($1,259/month). You refinance to 6% ($1,079/month), saving $180/month. With $3,000 in closing costs, you break even in 17 months.

Underwriting — Loan Underwriting

The process where a lender evaluates your finances — income, debts, credit history, assets — to decide whether to approve your loan and at what rate.

Why it matters

Understanding what underwriters look for helps you prepare a stronger application. They check your DTI ratio, employment stability, credit score, and the asset's value.

Example

You apply for a mortgage. The underwriter reviews your pay stubs (income), bank statements (savings), credit report (history), and orders an appraisal (home value). This takes 2-4 weeks.

Fees & Costs

Closing Costs — Mortgage Closing Costs

The fees paid when finalizing a home purchase or refinance — typically 2-5% of the loan amount. They include appraisal, title insurance, attorney fees, and lender fees.

Why it matters

Closing costs can add $6,000-$15,000 to a home purchase that buyers don't always budget for. Some can be negotiated or rolled into the loan.

Example

You buy a $300,000 home. Closing costs at 3% = $9,000. That includes: appraisal $500, title insurance $1,500, attorney $800, origination fee $3,000, taxes/escrow $3,200.

Points (Discount Points) — Mortgage Discount Points

Upfront fees you pay to the lender at closing to buy a lower interest rate. One point = 1% of the loan amount and typically reduces your rate by 0.25%.

Why it matters

Points make sense if you plan to stay in the home long enough for the monthly savings to exceed the upfront cost. That breakeven point is usually 4-6 years.

Example

On a $250,000 mortgage at 6.5%: you pay 1 point ($2,500) to get 6.25%. Monthly payment drops from $1,580 to $1,539 — saving $41/month. Breakeven in 61 months (5 years).

Debt & Recovery

DTI Ratio — Debt-to-Income Ratio

The percentage of your monthly gross income that goes toward paying debts. Lenders use it to judge whether you can afford another loan payment.

Why it matters

Most lenders want DTI below 36% for personal loans and below 43% for mortgages. Above that, you're considered overextended and likely to be denied.

Example

You earn $5,000/month gross. Your debts: $1,200 mortgage + $300 car + $200 student loans = $1,700/month. DTI = 34%. A new $400/month loan would push you to 42% — risky for lenders.

Mortgages

Escrow — Escrow Account

An account managed by your mortgage lender that holds money for property taxes and homeowners insurance. A portion of each mortgage payment goes into escrow, and the lender pays these bills for you.

Why it matters

Escrow ensures taxes and insurance are always paid on time (protecting the lender's investment). Your monthly payment may go up if taxes or insurance increase.

Example

Your mortgage payment is $1,400: $1,050 principal+interest + $250 property taxes + $100 insurance. The $350 for taxes/insurance goes into escrow. The lender pays your tax bill in December from escrow.

FHA Loan — Federal Housing Administration Loan

A government-insured mortgage that allows lower down payments (as low as 3.5%) and lower credit score requirements (580+). The FHA insures the loan, reducing risk for lenders.

Why it matters

FHA loans make homeownership accessible for first-time buyers and those with imperfect credit. The tradeoff: you must pay Mortgage Insurance Premium (MIP) for the life of the loan.

Example

You have a 620 credit score and $10,500 saved. On a $300,000 home: FHA lets you put 3.5% down ($10,500) vs. conventional requiring 5-20% down ($15,000-$60,000).

LTV — Loan-to-Value Ratio

The ratio of your loan amount to the property's appraised value, expressed as a percentage. It tells the lender how much of the home's value they're financing.

Why it matters

LTV above 80% usually requires Private Mortgage Insurance (PMI), which adds $100-300/month. Lower LTV = lower risk for lender = better rate for you.

Example

Home value: $300,000. Down payment: $60,000. Loan: $240,000. LTV = 80%. You avoid PMI. If you only put $30,000 down (90% LTV), you'd pay PMI until you reach 80%.

Mortgage Refinancing

Replacing your current mortgage with a new one, usually to get a lower rate, change the loan term, or pull cash out of your home equity.

Why it matters

A 1% rate reduction on a $250,000 mortgage saves ~$150/month ($54,000 over 30 years). But closing costs of 2-5% mean you need to stay long enough to break even.

Example

You have a $300,000 mortgage at 7.5% ($2,098/month). Rates drop to 6%. Refinancing costs $8,000 in closing. New payment: $1,799/month. Monthly savings: $299. Breakeven: 27 months.

PMI — Private Mortgage Insurance

Insurance that protects the LENDER (not you) if you default on a mortgage with less than 20% down payment. You pay the premium, but it only covers the lender's loss.

Why it matters

PMI typically costs 0.5-1.5% of the loan per year and adds nothing to your equity. Once you reach 20% equity, you can request it be removed.

Example

On a $250,000 loan with 10% down, PMI at 0.8% = $2,000/year ($167/month). After 5 years, your home's value rises and your equity reaches 20%. You request PMI removal and save $167/month.

VA Loan — Department of Veterans Affairs Loan

A mortgage guaranteed by the Department of Veterans Affairs for eligible military members, veterans, and surviving spouses. Key benefits: no down payment required and no PMI.

Why it matters

VA loans are among the best mortgage deals available — 0% down, no PMI, and competitive rates. They're earned through military service and can be used multiple times.

Example

A veteran buys a $350,000 home with a VA loan: $0 down, no PMI, 5.8% rate ($2,054/month). A comparable conventional loan with 5% down would require $17,500 down plus $175/month PMI.

Want to learn more? Read our Financial Wellness Guides for in-depth explanations and practical advice.

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