Investment Property Loans to Buy, Stabilize and Refinance
Some rental properties are ready for a bank loan the day you buy them. Many aren't. A two-family might have below-market rents. A building might have vacancies or deferred maintenance. Sometimes you simply need to close faster than a permanent lender can move. Boston Trust Corp provides the capital to acquire, stabilize or season income property on your timeline. When the asset is ready, you refinance into permanent debt.
We don't broker. We don't sell. We are the money. Every loan is funded from our own balance sheet and held in our portfolio, as a direct private lender for Massachusetts investors. Chris Anderson still owns and manages Massachusetts income property, so we underwrite rentals the way an owner does.
Who our investment property loans are for
Buy-and-hold investors acquiring rental property in Massachusetts
Owners stabilizing a property by raising rents, filling vacancies or finishing light work before a long-term refinance
Investors with several properties who want to borrow against more than one asset at once
Owners seasoning a property who need time before a permanent lender will refinance it
Brokers whose investor clients don't fit a conventional rental loan yet
These are business-purpose loans to real estate investors and their companies, secured by rental and income-producing property. We don't lend on a home you live in.
How our investment property loans work
Structured around the business plan. Tell us whether you're buying to hold, stabilizing and refinancing, or seasoning, and we size the loan to that plan and its timeline.
Single asset or cross-collateralized. We can lend on one property or secure the loan with several. Cross-collateralization lets you use equity in properties you already own to support a new purchase or a larger loan.
Leverage. Loan-to-value typically runs 70–75%. We lend on value, not purchase price. When the deal supports 70% LTV, we can finance up to 100% of the purchase price, subject to underwriting. Loan sizes run from $100,000 to $5,000,000.
Built for the takeout. We look at the rent roll you have and the rents you're planning to reach. We also look at what a permanent lender will need to see when you refinance.
Typical investment property deals
Buying a two- or three-family and holding it as a rental
Buying an underperforming building, stabilizing it and refinancing
Pulling equity from properties you own to fund the next acquisition (cross-collateralized)
Carrying a newly renovated property while it leases up and seasons
Recent closings include a $765,000 three-family purchase in Dorchester (July 2026) and a $510,000 two-family purchase in Framingham (August 2026). Both were underwritten in-house and funded with our own capital.
If the property needs a real renovation first, a fix and flip loan funds the rehab budget in draws. If you're building the rental from the ground up, see construction loans. If you just need to close fast on a hard deadline and sort out the long-term plan later, look at a bridge loan.
Why a direct lender matters for rental investors
We don't broker. We don't sell. We are the money. Investors who build portfolios come back to the same lender. That only works if the lender is still there, still lending and still making the decisions.
28 years. More than $1B funded. Founded in 2000, Boston Trust Corp is led by Chris Anderson, who has been lending on Massachusetts real estate since 1998, through four market cycles.
We keep the loans we make. Your loan isn't sold, so you deal with the same people from closing to payoff.
An owner's judgment. We underwrite the building, the block and the exit. We know the block, so we know the building.
In-house servicing. Payoff requests go straight to our servicing desk.
From application to closing
Model the hold. Use the Buy & Hold model in our free Deal Analyzer to see DSCR, cash flow and maximum loan. Use the Stabilize & Refi model to see takeout proceeds and the cash you'd leave in.
Apply. Fill in the one-page application. You don't need documents to apply, and we don't pull credit to apply.
First call. Walk a decision-maker through the property and your plan. Most borrowers get a preliminary answer on that call.
Written terms within 24 hours. You get a formal term sheet.
Diligence. We review title, valuation and public records.
Closing. We work to your closing date, and funds wire at the table. Most loans close in 3–10 days.
Investment property loan terms at a glance
Term Boston Trust Corp investment property loans
Structure Single asset or cross-collateralized
Loan-to-value Typically 70–75%
Purchase financing Up to 100% of purchase price when the deal supports 70% LTV (subject to underwriting)
Loan size $100,000 – $5,000,000
Collateral Rental & income-producing property
Typical use Buy & hold, stabilize & refinance, seasoning
Geography Massachusetts
Interest rate Quoted per deal
Origination points / fees Quoted per deal
Term sheet In writing, within 24 hours
Closing Close in 3–10 days
All financing is subject to underwriting and credit approval. Terms are set individually for each transaction. Nothing on this page is a commitment to lend.
Investment property loan FAQ
Can I borrow against more than one property? Yes. We lend on a single asset or cross-collateralized across several properties.
What kinds of property qualify? Rental and income-producing property in Massachusetts, such as single-family rentals, two- and three-family homes and multifamily.
Can I get a loan on a home I live in? No. Our loans are business-purpose loans to real estate investors and businesses, not for personal, family or household use.
Get terms on your deal
Send the address and the story. A decision-maker reads every one. Written terms within 24 hours.
Apply for an investment property loan · Call 617-752-7000
Boston Trust Corp · 100 Hallet Street, Dorchester, MA 02124
Other loan programs
Hard Money Loans · Bridge Loans · Fix and Flip Loans · Construction Loans · Deal Analyzer