Nobody returns your calls
You send a message, wait days, and have no idea whether anyone is working on your file.
BRRRR refinance financing
Finish the rehab. Get funded. Know where you stand the whole way.
Three Acres Funding helps real estate investors move from a finished rehab to a funded refinance with clear steps, steady updates, and terms that stay the way we quoted them.
Sound familiar?
Most investors we talk to have already had a refinance go sideways. These are the problems we hear about most.
The terms keep changing
The rate, the loan amount, or the fees look different at the end than they did at the start.
You do not know what comes next
There is no clear path from finished rehab to money in your account, so you plan around guesses.
The appraisal comes in low
The value misses your number and a chunk of your cash stays stuck in the property.
The bridge loan clock is running
Your short term loan is close to maturity and the refinance is not ready.
Costs show up at closing
Fees nobody mentioned appear on the final paperwork when it is too late to walk away.
What we do differently
Clear steps
You get the full roadmap on day one, including what we need from you and when.
Steady communication
One point of contact and a regular update schedule, so you never have to chase us.
No surprises
Fees and terms are explained in writing before you commit to anything.
Financing for the way you invest
Whether you are refinancing one rental or managing a larger project, we will point you to the loan that fits.
Single family refinances
We work with single family homes with an after repair value as low as $100,000, so smaller deals get the same attention as larger ones.
Portfolio loans
A portfolio loan groups more than one property into a single loan. It can help when one property appraises lower than expected, because the properties are looked at together.
Large commercial projects
We also arrange financing for larger commercial real estate projects. Tell us about the property and we will tell you what is realistic.
Your refinance in five steps
- Intro call. We learn about your property, your rehab, and your goals for the cash out.
- Deal review. We tell you honestly whether the numbers can work and what could get in the way.
- One document checklist. You send everything once, and we tell you right away if anything is missing.
- Appraisal and underwriting. You get status updates throughout, including the hard news if there is any.
- Closing and funding. Final terms are confirmed in writing before closing day.
Learn the warning signs before you sign
Whether you work with us or someone else, our guide to the red flags of a bait and switch lender can save you time and money.
Ready to talk through your refinance?
Tell us about your property and where you are in the rehab. We will walk you through the steps and give you a timeline built for your deal.
Book a CallBRRRR refinance roadmap
Know every step before you take the first one
From finished rehab to funded refinance, here is what happens and who handles each part.
A BRRRR refinance has a lot of moving parts. We lay them out at the start so you can plan your next purchase with confidence. After the intro call, you receive a timeline built for your specific loan.
1
Intro call
What happens: We learn about the property, the rehab, how long you have owned it, and how much cash you want to pull out.
What you do: Share the basics about the property and your current loan.
2
Deal review
What happens: We look at the numbers with you and tell you plainly what is realistic. If something could slow the deal down or shrink the cash out, you hear about it now.
What you do: Answer a few questions about rent, rehab costs, and your timeline.
3
Document checklist
What happens: You receive one checklist. We review what you send and tell you right away if something is missing, so you are not asked for the same thing twice.
What you do: Gather items like leases, proof of rehab completion, insurance, and entity documents.
4
Appraisal and underwriting
What happens: The appraisal is ordered and the file is reviewed. You receive updates on a set schedule, and we call you the same day if anything unexpected comes up.
What you do: Give the appraiser access to the property and answer any follow up questions quickly.
5
Final terms in writing
What happens: We confirm your rate, loan amount, and every fee in writing before closing day and compare them to the original estimate.
What you do: Review the terms and ask us anything that is unclear.
6
Closing and funding
What happens: You sign, the loan funds, and your bridge loan is paid off.
What you do: Show up ready to sign and plan your next move.
7
Ready for the next deal
What happens: We stay in touch after closing. When you find your next property, you already have a team that knows your file.
What you do: Call us when you are ready.
Ready to talk through your refinance?
Tell us about your property and where you are in the rehab. We will walk you through the steps and give you a timeline built for your deal.
Book a CallOur communication promise
You should never have to chase your lender
Clear commitments on who you talk to, how fast we reply, and how often you hear from us.
The most common complaint we hear from investors is silence. You should never have to wonder whether your file is moving. These are the commitments we make to every client.
One point of contact
You work with the same person from your first call through closing. You will not be handed from desk to desk.
A reply within one business day
Every call, text, and email gets a response by the end of the next business day, even when the answer is that we are still working on it.
A weekly status update
Every week you receive a short update that covers what is done, what is in progress, and what we need from you.
Bad news early
If an appraisal looks low or a lender requirement changes, we tell you right away so you have time to respond.
Plain language
We explain each step and each term in everyday words. If something sounds confusing, we will say it another way.
If we ever miss one of these commitments, tell us. We want to know.
Ready to talk through your refinance?
Tell us about your property and where you are in the rehab. We will walk you through the steps and give you a timeline built for your deal.
Book a CallInvestor education
Learn the process before you commit
Plain language guides for investors refinancing a BRRRR property.
Whether you work with us or someone else, these guides help you ask better questions and avoid the problems investors run into most.
No Surprises Pricing
How fees and terms should be explained, plus seven questions to ask any lender.
Read the guideRed Flags to Watch For
Eight warning signs of a bait and switch lender, and what to do if you spot one.
Read the guidePlan B
First steps when the appraisal is low, your bridge loan is running out, or your lender goes quiet.
Read the guideFAQs
Straight answers to common questions about BRRRR refinances, documents, and timelines.
Read the answersReady to talk through your refinance?
Tell us about your property and where you are in the rehab. We will walk you through the steps and give you a timeline built for your deal.
Book a CallNo surprises pricing
What we quote is what you should expect
Fees and terms explained in writing before you commit.
How we handle pricing and terms
Investors tell us the biggest frustration is a deal that looked one way at the start and another way at closing. Here is how we work to prevent that.
- You receive a written estimate of the rate, loan amount, and fees before you commit to anything.
- We explain what each fee is for, who receives it, and when it is due.
- If anything on the estimate could change, we tell you what could cause it and how much it might move.
- We compare the final closing figures to the original estimate with you before closing day.
- We answer questions about prepayment penalties and loan terms upfront, not at the closing table.
Questions to ask any lender
Use these with us or with anyone else. A good lender will answer every one of them clearly and in writing.
- What is the full list of fees, and which ones are paid at closing?
- Is the rate locked, and for how long?
- What loan amount are you basing the quote on, and what appraised value does it assume?
- What happens to my terms if the appraisal comes in lower than expected?
- Is there a prepayment penalty, and how does it work?
- How long do you require me to own the property before a cash out refinance?
- Who will be my contact, and how often will I get updates?
Ready to talk through your refinance?
Tell us about your property and where you are in the rehab. We will walk you through the steps and give you a timeline built for your deal.
Book a CallRed flags to watch for
How to spot a bait and switch lender
Eight warning signs that apply to any lender, including us.
Many investors have lost time and money to a lender who was friendly at the start and difficult at the end. These warning signs can help you spot that early, with any lender.
A quote with no paperwork behind it
If a lender gives you great numbers over the phone but will not put them in writing, treat the numbers as a sales pitch.
Vague answers about fees
When you ask what is included and get a general answer, the full list of fees may look different later.
Pressure to commit fast
Real deals take time. Anyone rushing you to pay or sign before you understand the terms is putting their schedule ahead of yours.
Big upfront payments for unclear reasons
Application, appraisal, and processing fees can be normal. Ask exactly what you are paying for and whether any of it is refundable.
The terms shift after the rehab is done
If the loan amount or rate changes late, and you cannot get a clear reason, compare it to the original quote in writing.
A new contact every week
When nobody owns your file, problems fall through the cracks and nobody feels responsible for fixing them.
Silence when you ask for an update
A lender who goes quiet while your bridge loan clock runs is a risk to your whole deal.
Promises that sound too good
The lowest rate, the highest cash out, and the fastest close rarely come together. Ask what the catch is.
What to do if you see one
Ask for the quote in writing, ask who your single point of contact is, and ask what could change before closing. If the answers are unclear, get a second quote before you move forward. It is easier to switch early than late.
Ready to talk through your refinance?
Tell us about your property and where you are in the rehab. We will walk you through the steps and give you a timeline built for your deal.
Book a CallPlan B
When the refinance does not go as planned
Clear first steps for the problems investors run into most.
Even well planned refinances hit bumps. What matters is how quickly you respond. Here are the most common problems and the first steps for each. Every deal is different, so call us and we will look at yours.
The appraisal came in low
- Ask for a copy of the appraisal and read the comparable sales that were used.
- Check for factual errors such as square footage, bedroom count, or missed upgrades.
- Ask your lender whether a review or second appraisal is possible and what it costs.
- Run your numbers at the lower value to see what cash out is still possible.
- Ask us about a portfolio loan. Combining the property with others you own can sometimes keep the cash out you planned on.
- Decide whether to take the smaller loan, wait and reappraise, or look at a different lender.
Your bridge loan is close to maturity
- Contact your bridge lender early and ask about an extension and what it would cost.
- Tell your refinance lender the exact maturity date so they can plan around it.
- Send every outstanding document immediately.
- Have a backup plan ready, such as an extension or a different refinance option.
The lender requires a longer ownership period
- Ask exactly how many months are required and how the lender counts them.
- Ask whether a different loan product has a shorter requirement.
- Check whether your bridge loan can be extended to cover the gap.
Rent or rehab documents are missing or unclear
- Ask for a written list of what the lender accepts as proof.
- Gather signed leases, payment records, receipts, and photos of the finished work.
- Send everything in one organized package instead of piece by piece.
Your lender has gone quiet
- Send a written request for a status update and ask for a reply date.
- Ask to speak with a manager if you do not hear back.
- Get a second quote in parallel so you are not stuck if the first deal stalls.
Not sure which situation fits yours? Reach out and we will give you honest direction, even if we are not the right lender for the deal.
Ready to talk through your refinance?
Tell us about your property and where you are in the rehab. We will walk you through the steps and give you a timeline built for your deal.
Book a CallFAQs
Straight answers to common questions
Plain language answers about refinancing a BRRRR property.
What does BRRRR mean?
BRRRR stands for Buy, Rehab, Rent, Refinance, Repeat. Investors buy a property that needs work, renovate it, rent it out, refinance to pull their cash back out, and then use that cash on the next property.
Who do you work with?
We work with real estate investors who are refinancing a rental property, especially those finishing a BRRRR deal. These are business purpose loans, not loans for a personal residence.
What is the smallest deal you will consider?
For single family homes, we can work with an after repair value as low as $100,000.
Do you only do single family homes?
No. We also offer portfolio loans for investors with multiple properties, and we arrange financing for larger commercial projects.
What is a portfolio loan?
A portfolio loan groups more than one property into a single loan. It can help when one property appraises lower than expected, because the properties are looked at together.
How long does a refinance take?
It depends on the property, the lender, and how quickly documents come in. After your intro call we give you a timeline for your specific loan and update it as things move.
What documents will I need?
That varies by lender, but investors are commonly asked for leases, proof of rehab completion, insurance, and entity documents. You receive one checklist at the start so you only gather things once.
What if the appraisal comes in lower than I expected?
We tell you the same day we hear. Then we walk through your options, which may include reviewing the appraisal, adjusting the loan amount, or waiting and reappraising. See our Plan B page for more.
Will my rate or fees change before closing?
We provide a written estimate before you commit and explain anything that could change it. Before closing we compare the final figures to that estimate with you.
Do I need to own the property for a certain amount of time first?
Many lenders require a minimum ownership period before a cash out refinance. The length depends on the lender and loan program, so we tell you the requirement on day one.
What if my bridge loan is about to mature?
Tell us the maturity date on our first call. We plan around it, and we help you think through backup options such as an extension.
How will I hear about the status of my loan?
You have one point of contact and receive a weekly update. We reply to messages within one business day.
Do you charge to talk through my deal?
The intro call is free, and you will see a written estimate of fees before you commit to anything.
Do you have a question that is not here? Send it to us and we will answer it.
Ready to talk through your refinance?
Tell us about your property and where you are in the rehab. We will walk you through the steps and give you a timeline built for your deal.
Book a CallAbout us
Financing that keeps you informed
A Pittsburgh company built around clear steps and steady communication.
Who we are
Three Acres Funding is a Pittsburgh based company that has been helping real estate investors with financing since 2024. We focus on investors who are refinancing a property after a rehab, the stage where a lot of good deals get stuck.
Why we started
Investors do the hard work of buying, renovating, and renting a property. Then they reach the refinance and run into slow answers, changing terms, and a process nobody explains. We started Three Acres Funding to make that final step as clear and steady as the work that came before it.
How we work
- We give you the full roadmap before you commit to anything.
- We put terms and fees in writing and explain them in plain language.
- We keep you updated on a regular schedule and reply to every message.
- We tell you early when something is not working, even when it is not what you hoped to hear.
- We tell you when another lender would be a better fit for your deal.
Our name
The tree in our logo grows with roots set deep in solid ground and branches reaching toward the city skyline. That is the kind of financing relationship we want to build with investors: steady underneath, with room to grow.
Get in touch
Pittsburgh, Pennsylvania
[email protected]
Ready to talk through your refinance?
Tell us about your property and where you are in the rehab. We will walk you through the steps and give you a timeline built for your deal.
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Let us look at your deal
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