Where we finance

Hard Money Loans in Oklahoma

Apex Capital Advisors arranges hard money and other business-purpose loans for Oklahoma investors, from brick ranches in Oklahoma City and Tulsa to student rentals in Norman and new subdivisions in Broken Arrow. Term sheets come within 12 to 24 hours.

Discuss your deal All 36 states and Washington, D.C.

Fix & Flip
DSCR Rental
Bridge
New Construction

The lay of the land

Investing in Oklahoma

Oklahoma investing centers on two metros. Oklahoma City is the state capital, anchored by Tinker Air Force Base, the FAA's Mike Monroney Aeronautical Center and the OU Health Sciences Center, with Edmond and Moore among its suburbs. Tulsa grew up on oil and is still home to Williams and ONEOK. Lawton sits beside Fort Sill, and Stillwater is home to Oklahoma State University.

The typical investment property is a single-family house: a postwar brick ranch, an older bungalow near downtown, or a newer brick home in a suburban subdivision. Weather shapes every budget. Hail and tornadoes damage roofs, newer homes often include storm shelters, ice storms bring down limbs and power lines, and long hot summers wear out air conditioners. Clay soils in central Oklahoma swell and shrink with moisture, which can crack slabs. Investors flip older ranches and bungalows in Oklahoma City and Tulsa, hold rentals near Tinker, Fort Sill and the campuses, and build in suburbs such as Edmond and Moore.

Loan programs

Loan Programs in Oklahoma

Four ways to finance an investment property in Oklahoma, each sized to the deal rather than a fixed product.

Short-term project capital

Fix and Flip Loans in Oklahoma

Oklahoma flips usually start with an older brick house. Investors buy postwar ranches in Oklahoma City, Midwest City, Tulsa and Lawton that need a roof, HVAC, wiring or foundation work before new finishes. In older neighborhoods such as Crown Heights in Oklahoma City or Brookside in Tulsa, the work leans toward restoring early twentieth-century homes. On clay soil, inspect the foundation first.

Our hard money fix and flip loans fund up to 92.50% loan-to-cost and up to 100% of the rehab budget. First-time investors are welcome, and the minimum FICO is 650.

Newbies are welcome
Up to 92.50% Loan to Cost (LTC)
Up to 100% of rehab budget

Fix and flip loan details

Long-term rental financing

DSCR Rental Loans in Oklahoma

A DSCR loan is qualified on the property's rent, not your personal income, which suits investors holding houses and duplexes. Tenants include workers at Tinker Air Force Base, soldiers and families at Fort Sill, hospital staff in Oklahoma City and Tulsa, and students at the University of Oklahoma and Oklahoma State. State law bars cities and towns from regulating rent on private rental property.

Long- and short-term rentals are eligible. Loans run from $100K to $3M+, with 30-year fixed and ARM options, ratios as low as 0.75x and cash-out refinances up to 80% LTV. Reaching the full 80% takes a stronger DSCR and credit score than the program minimums, so leverage on each file is set by its DSCR and credit.

Qualified on the property's cash flow, not your personal income
No traditional employment or personal-income verification
Cash-out refinance LTV up to 80%

DSCR rental loan details

Interim financing

Bridge Loans in Oklahoma

Oklahoma bridge loans often follow the weather and the calendar. A storm-damaged house in Moore or Norman may need a new roof before a bank will finance it, a Tulsa estate sale may need a quick close, and an Oklahoma City investor may buy the next house before the last flip sells. Foreclosure purchases need a close look at how the sale was run. Under a power of sale, the owner can redeem until the sale is complete, and the deed then passes without a redemption right, except any the United States may hold.

An owner can also force a homestead foreclosure into court by written notice before the sale, which slows the timeline. Plan the hold for that, and repay the bridge loan from a sale or a DSCR refinance once the house is leased.

Structured for transactions that cannot wait
Property in transition, lease-up or repositioning
Terms set deal by deal rather than to a fixed product

Bridge loan details

Ground-up construction

New Construction Loans in Oklahoma

New subdivisions keep going up around both metros: Edmond, Yukon and Moore near Oklahoma City, and Broken Arrow, Bixby, Jenks and Owasso near Tulsa. Builders also put infill homes on vacant lots in older neighborhoods, though in an Oklahoma City historic preservation district new construction needs city approval first. Design the foundation for clay soil, consider impact-resistant roofing, and decide early on a storm shelter, which buyers here often want.

Our hard money new construction loans fund up to 100% of the construction budget and release money in stages against progress.

Up to 100% of the construction budget
Land or lot cost and build budget assessed together
Capital released in stages against construction progress

New construction loan details

Program terms are general guidelines, not a quote or commitment. Every loan is subject to underwriting and approval and is for business purposes only.

Local markets

Where We Finance in Oklahoma

Apex offers loans statewide. These markets are a starting point, not a limit.

Oklahoma City

Oklahoma City spreads across a wide area. Tinker Air Force Base, the FAA's aeronautical center, state government and the OU Health Sciences Center anchor the job base, and Paycom and Love's Travel Stops are based here. Heritage Hills and Mesta Park hold large early twentieth-century homes and are city historic preservation districts, so exterior work needs a certificate of appropriateness first. The Plaza District and the Paseo have older bungalows near shops. Postwar brick ranches in south Oklahoma City, Del City and Midwest City suit investors who plan to rent and refinance.

Tulsa

Tulsa grew rich on oil, and its Art Deco downtown dates from that era. Williams and ONEOK keep their headquarters here, American Airlines runs a large maintenance base at Tulsa International Airport, and the University of Tulsa and the hospital systems add jobs. Midtown neighborhoods such as Maple Ridge, Swan Lake and Brookside hold older homes, from oil-era mansions to brick cottages that suit careful renovations. East Tulsa has postwar ranch houses that investors buy as rentals. Check flood maps near the Arkansas River and the city's creeks before you buy.

Norman

Norman is home to the University of Oklahoma, which keeps student rentals in demand near campus and Campus Corner. The university's research campus holds the National Weather Center, home to NOAA's Storm Prediction Center and National Severe Storms Laboratory. Older streets near downtown Main Street have bungalows and small brick houses that investors renovate or lease to students and staff, while newer subdivisions sit on the edges of town. Norman also houses commuters who work in Oklahoma City or at Tinker Air Force Base, so a rental here can draw tenants beyond the university.

Broken Arrow

Broken Arrow is a Tulsa suburb to the southeast, spanning parts of Tulsa and Wagoner counties. The Rose District, its restored downtown along Main Street, has shops and restaurants, and Northeastern State University has a campus in town. Neighborhoods are mainly brick single-family homes in subdivisions, with older houses near the Rose District. That mix suits light cosmetic flips and long-term rentals for families. Newer subdivisions keep going up at the edges of the city, which fits ground-up projects under a new construction loan. Check every roof for hail damage.

Before you buy

What Investors Should Know About Oklahoma

Foreclosure by power of sale

Lenders can foreclose in court or, if the mortgage grants a power of sale in bold, underlined language, through a public sale. A homeowner can force a court foreclosure on a homestead by written notice before the sale. The owner can redeem until the sale is complete, and the deed then carries no right of redemption except one the United States may hold.

Mortgage tax and deed stamps

Oklahoma taxes a mortgage when it is recorded, and the county clerk will not record one until the tax is paid. The tax scales with the loan amount and is lower for a short-term mortgage. A deed for property that is sold carries a separate documentary stamp tax. Budget for both on a flip.

Taxable value resets on a sale

Oklahoma caps how fast a property's taxable value can rise each year, more tightly for homesteads than for rentals. The cap does not apply in a year the property changes hands or gains an addition, and after a purchase the assessor values it at full fair cash value. Underwrite with the taxes due after you buy.

Deposits, unpaid rent and flood history

Security deposits must sit in an escrow account at a federally insured financial institution in Oklahoma. Once the tenant leaves and asks in writing, the balance goes back with itemized deductions by a statutory deadline. Unpaid rent lets a landlord end the lease after written demand and a short period to pay. Leases must disclose flooding the landlord knows of from recent years.

Mechanic's liens on a flip

Subcontractors and suppliers have a shorter window to file a lien than the general contractor, and a lien can outrank interests that attach after work begins. On a small rental project of a few units with no owner living there, they need not send the pre-lien notice other claimants must, so the lien itself may be the first warning. Collect lien waivers with each draw.

General information, not legal or tax advice. Laws and rates change; confirm the details with a licensed attorney or tax professional in Oklahoma.

Questions

Oklahoma Hard Money Loan FAQs

Not answered here? Call +1(551) 321-5995 or read the full FAQ.

Do you make hard money loans to first-time flippers in Oklahoma?

Yes. First-time investors are welcome on our Oklahoma fix and flip loans, which fund up to 92.50% loan-to-cost and up to 100% of the rehab budget. The minimum FICO is 650, with lower scores considered case by case. Have the foundation and roof checked first.

If I buy at an Oklahoma foreclosure sale, can the owner redeem afterward?

Under a power of sale, the owner's right to redeem ends when the sale is complete, and the deed carries no right of redemption except one the United States may hold. Court foreclosures work differently, so have an attorney review the file before you bid.

Can an Oklahoma city cap the rent on my property?

No. State law bars cities and towns from regulating rent on privately owned residential or commercial rental property. Cities can still set rents on their own property, in subsidized housing agreements and on properties assisted with federal block grant funds.

Can I get a DSCR loan near Tinker Air Force Base or Fort Sill?

Yes. Our DSCR loans are qualified on the property's cash flow, with no personal-income verification, and cover long- and short-term rentals. A house or duplex leased to military or civilian families near Tinker Air Force Base or Fort Sill fits the program.

Can I finance a new build in Edmond or Broken Arrow?

Yes. Our new construction loans cover ground-up and infill projects across Oklahoma, including Edmond and Broken Arrow. The program funds up to 100% of the construction budget and releases money in stages against progress. Budget for a foundation designed for clay.

Beyond the state line

Nearby States We Serve

Investing on both sides of the border? The same programs and the same team cover the states around Oklahoma.

All 36 states and Washington, D.C.

Next step

Financing a Property in Oklahoma?

Send us the property, the plan and the timeline. We will tell you what is realistic and what we need to issue a term sheet.

Discuss your deal +1(551) 321-5995