Deal Rescue Financing: Close in 7–14 Days Investor MultiFamily Capital
You are under contract. Closing is days away. Then the lender calls: DSCR came in low, appraisal missed, property condition failed, title is messy, capacity changed, or the bank simply will not close.
The deal is not automatically dead. The first move is to identify what actually broke and whether a different business-purpose capital structure can still get it across the line.
This is what IMC does. Joe Galvin reviews the deal, the numbers, the deadline, and the lender failure point so you get a fast yes, no, or different path.
Bank denied an investment property loan after contract.
DSCR ratio came in below the lender minimum.
Appraisal came in short and the first lender will not adjust.
Property condition, deferred maintenance, roof, title, or insurance created a late-stage problem.
Hard money or private lender changed terms, stalled, or ran out of capacity.
Closing deadline is real and you have days, not weeks.
How IMC Structures a Deal Rescue
First call: 15 minutes with Joe to review the address, contract, loan request, deadline, and what fell apart.
Same-day answer: can this be reviewed or not. No runaround.
Typical structure: bridge capital to close, then DSCR refinance once rents, repairs, or stabilization are ready.
Possible speed: some rescue closings can move in 7-14 business days depending on title, valuation, payoff, insurance, and deal complexity.
What IMC needs: property address, purchase price or value, original lender issue, requested loan amount, closing date, and exit strategy.
Real Deals. Real Situations.
DSCR denied, closing in 10 days: an investor under contract on a three-unit in Lawrence had the DSCR come in at 0.94. A bridge structure at lower leverage may preserve the purchase, then refinance after rents stabilize.
Bank said no due to property condition: a Haverhill duplex with deferred maintenance and roof issues may need fix-and-hold bridge capital first, then DSCR once repairs and tenant placement are complete.
New investor, wrong lender: a Lowell first-time investor who went to a personal bank may fail DTI even when the property income works. DSCR can shift the review to rent, PITIA, credit, down payment, and reserves.
These are scenario examples, not testimonials or guarantees. Joe reviews the actual file before terms are discussed.
We Can Work With
Bank denied an investment property loan.
DSCR ratio below the first lender minimum.
Closing deadline under three weeks.
Property condition or deferred maintenance issues.
Lender fell through last minute.
Non-warrantable condo, mixed-use, or unusual property type worth a second look.
New investor with no track record but a real deal.
Not Our Lane
Owner-occupied or primary residence financing.
Personal loans or consumer credit.
Commercial construction from scratch without an investor exit plan.
Out-of-state deals outside active markets unless a capital source is available.
Guaranteed approval requests.
Files with no address, no numbers, and no deadline.
Who You Are Talking To
Joe Galvin, licensed mortgage originator since 2001.
25+ years structuring mortgage and investment property deals.
Based at 51 North Street, Andover, MA 01810.
Broker-led, investor-only capital desk with access to multiple capital sources.
Active focus: Massachusetts, Southern New Hampshire, and Florida investor scenarios.
Trust Signals
Active markets: MA, NH, FL, plus broader investor review where eligible.
25+ years in lending and investor deal structure.
Investor-only lending. Business purpose only.
Broker access to multiple capital sources, not one lender box.
Deal rescue financing is a second-look investor capital review when a bank, DSCR lender, hard money source, appraisal issue, property condition issue, or closing deadline puts an investment property deal at risk.
What should I do when my lender falls through before closing-
Get the decline reason, gather the contract, appraisal, rent support, payoff, title status, insurance issue, closing deadline, and loan request, then send the file for a second-look structure review.
Can IMC save every deal-
No. Some deals need a lower purchase price, more cash, different terms, or a different exit. IMC gives you a fast read on whether another business-purpose capital path exists.
Can a low DSCR loan still close-
Potentially. The deal may need bridge capital first, lower leverage, no-ratio DSCR review, stronger reserves, or a refinance after stabilization.
How fast can deal rescue close-
Some rescue scenarios may close in 7-14 business days, but timing depends on title, valuation, payoff, insurance, entity docs, borrower profile, and the capital source.
Who reviews the deal-
Joe Galvin reviews rescue scenarios directly. You are not starting with a retail call center.
Is deal rescue for owner-occupied mortgage problems-
