PRIAA Capital Finance

Ready to break the 4-unit ceiling?

Stop looking at single-family homes and start looking at apartment buildings. Our 5-10 Unit DSCR program is designed for investors ready to scale. No personal income verification—we lead with the property's cash flow. DM "SCALE" or call Richard at 903.337.5783 to run your numbers today!

𝗪𝗵𝗮𝘁 𝗶𝘀 𝗠𝗼𝘀𝘁 𝗜𝗺𝗽𝗼𝗿𝘁𝗮𝗻𝘁 𝗶𝗻 𝗚𝗿𝗼𝘂𝗻𝗱 𝗨𝗽 𝗟𝗲𝗻𝗱𝗶𝗻𝗴, 𝘁𝗵𝗲 𝗟𝗧𝗖 𝗼𝗿 𝘁𝗵𝗲 𝗟𝗧𝗩?

Most investors are used to LTV (Loan-to-Value)—the standard for buying existing homes. But when you’re building from the dirt up, the rules change. In 2026, the metric that actually gets your project out of the ground is LTC (Loan-to-Cost).
The Definitions
LTC (Loan-to-Cost): This is the percentage of your total project "spend" the lender will cover. This includes the land purchase, the "hard costs" (the actual building), and the "soft costs" (permits, architectural fees).
Example: If your total project cost is $1M and your lender offers 80% LTC, they are cutting a check for $800k.
LTV (Loan-to-Value): This is based on the ARV (After Repair Value) or "As-Completed Value." It’s what the house is worth once the staging is in and the lawn is mowed.
Example: That same $1M project might be worth $1.5M when finished. A 70% LTV cap means the lender won't exceed a $1.05M total loan.

The Best Practice (The "Expert" Advice)
The Golden Rule for 2026: Your loan amount will almost always be capped by the lesser of the two. If your build costs are high but the market appraisal is conservative, your LTV might actually limit your LTC. To maximize your leverage:
Get a "Desktop Appraisal" early to ensure your projected LTV doesn't "choke" your LTC.
Itemize your Soft Costs. Lenders are more likely to max out your LTC if they see a line-itemed, professional budget.