$5M–$100M in bridge loans, construction financing, and mezzanine capital — directly from the lender. Same-day term sheets. 3-4 week closes. Interest escrowed so you carry $0 monthly during the hold period.
Get Your Free Term Sheet Same-day term sheets • Rates from 8.5% • $5M to $100M • Close in 3-4 weeksPrivate lending is non-bank, direct-source financing for commercial real estate. Private lenders like Axios provide bridge loans, construction financing, and mezzanine capital outside the traditional bank system — with faster execution, more flexible structures, and asset-based underwriting rather than credit-score-driven approval.
The private lending market fills the gap between bank financing (too slow, too rigid) and institutional capital (too large, too bureaucratic). If you're an experienced real estate investor or developer working on deals from $5M to $100M, private lending is the most effective capital tool available to you.
At Axios, we bypass the middleman entirely. When you deal with us, you're dealing with the people who underwrite and fund your loan — not a broker who pairs you with a lender. This means faster decisions, more flexible structures, and terms that reflect actual deal risk rather than standardized credit policy.
When your deal timeline is measured in weeks rather than months, the difference between a direct lender and a brokered loan is the difference between winning and losing the asset. Axios is the capital partner that moves at the speed of competitive real estate markets — same-day term sheets, 3-4 week closings, and escrowed interest structures that preserve your cash flow during value-add repositioning.
Our private lending products cover the full spectrum of commercial real estate finance. Here's what we structure and fund:
Short-term acquisition and repositioning financing for multifamily, mixed-use, office-to-residential conversions, and other value-add plays. Bridge loans from Axios feature escrowed interest — $0 monthly payments during the hold period — and 3-4 week closings. We underwrite the deal's future value, not just its current income.
Ground-up construction and substantial renovation financing for multifamily, mixed-use, and commercial projects. Interest-only during construction with interest reserves escrowed. We fund the full capital stack including acquisition, hard costs, and soft costs. Draw schedule managed by our construction monitoring team.
Between senior debt and equity, mezzanine financing fills the gap in the capital stack for larger deals. Axios provides subordinated debt at 12-18% with flexible terms and exit structures. For deals that need more than bridge or construction financing, mezzanine capital unlocks the full deal.
For the largest deals where you need a capital partner rather than a lender, Axios participates as JV equity. We underwrite the business plan, contribute capital, and structure the partnership for a shared exit. JV structures are customized for each deal — no boilerplate.
Entitled and unentitled land acquisitions for residential, commercial, and mixed-use development. Land bridge loans from Axios hold the property while you finalize permits and construction financing. Extended terms available for entitled parcels awaiting development.
Note purchases, receiver sales, foreclosure acquisitions, and distressed asset transactions. These deals move fast and require a lender with experience and appetite for complexity. Axios has closed special situations in under 30 days when the asset and the deal make sense.
From first call to funded, here's exactly how Axios moves from inquiry to closing in 3-4 weeks.
Submit your deal details — property, purchase price or construction budget, business plan, and exit strategy. We review the deal and issue a term sheet the same day. You'll see the rate, leverage, structure, and fees before you spend a dollar. No committee. No waiting a week for a preliminary response.
We underwrite the deal based on the as-complete value and your business plan — not just the current NOI. For value-add and construction deals, we model the renovation or construction budget, rent trajectory or absorption, and stabilization timeline. We stress-test the exit to make sure the numbers work in a conservative scenario.
We order the appraisal and run title, environmental, and entity documentation in parallel. On most deals, due diligence completes in 2 weeks. We don't use this phase as a negotiation tool — if we issued a term sheet, we intend to close.
Loan docs execute, interest is escrowed into the loan at closing (bridge), and funds are wired. Total time from first call to funded: typically 3-4 weeks. Your seller has their money, you have your asset, and you're executing your business plan.
During the loan term, you have direct access to the Axios team — the people who approved your loan, not a servicing department. Questions get answered fast. Draw requests for renovation or construction budgets are approved quickly. Extensions are discussed proactively, not reactively, if your timeline shifts.
When you're ready to exit — through a sale or refinance into permanent financing — payoff is straightforward. Any unused escrowed interest is credited back to you at closing. Axios helps coordinate the timing of your permanent financing so there are no gaps or double-carry periods.
Send us the deal. We'll tell you what we can do the same day — no commitment, no hard credit pull.
Submit Your DealYou have options. Why Axios?
Our competitors in the institutional private lending space start at 9-11%. We start at 8.5% on bridge loans. On a $20M bridge loan held for 18 months, that's a $150,000-$300,000 difference in effective cost. Combined with escrowed interest, the total cash-on-cash advantage of financing with Axios versus a competitor is material to deal returns.
No other private lender in the $5M-$100M range offers escrowed interest at Axios's rate levels. This is our signature differentiator. During value-add repositioning or construction, your cash flow is typically constrained. Not having a monthly interest obligation during this period fundamentally changes your business plan math and your ability to execute the business plan without constant capital pressure.
When you call Axios, you talk to the people who approved your loan. Not a loan officer who has to "check with underwriting," not a servicing agent reading from a script. Direct access to decision-makers means questions get answered in hours and problems get solved before they become crises. In private lending, that matters enormously.
The best deals don't wait for committee reviews. Our entire process is built around the reality that $5M-$100M deals in competitive markets move fast. Same-day term sheets. Closings in 3-4 weeks. If you've lost deals because your lender took 60-90 days to say yes, that's not a risk you take with Axios.
We underwrite the deal you're trying to create, not just the deal as it exists today. A 48-unit apartment building at 65% occupancy with below-market rents is a challenged asset today and an excellent asset at stabilization. Axios sees what the asset can become — and we lend against that vision, not just the current rent roll.
Not every deal fits a standard box. Partial renovation with phased occupancy. Mixed-use with ground-floor vacancy. Construction with complex exit milestones. Note purchase with unclear title. Axios has the credit flexibility to structure non-standard situations where rigid lenders pass. If the deal makes sense on paper and you have the track record to execute, we'll find a structure that works.
Private lending is asset-based. We underwrite the deal first, the borrower second. Here's what matters:
Axios focuses on asset quality, market fundamentals, and your ability to execute the business plan. Personal credit scores matter less than track record. If you've been a successful real estate operator — even with imperfect personal credit from an earlier business setback — your deal history speaks louder than a FICO score. Tell us about the deals you've done. That's what we want to hear.
Private lending is non-bank, direct-source financing for commercial real estate. Private lenders like Axios provide bridge loans, construction financing, and mezzanine capital outside the traditional bank system — with faster execution, more flexible structures, and asset-based underwriting rather than credit-score-driven approval. The private lending market serves the $5M–$100M deal range where bank timelines are too slow and institutional capital is too rigid.
Axios's private lending products cover $5M to $100M+ deals. Our bridge loan products handle $5M–$30M acquisitions and repositioning. Construction financing ranges from $5M to $50M for ground-up and value-add projects. For larger deals ($30M+), we provide mezzanine debt and joint venture equity structures. Our sweet spot is the $5M–$50M middle market where most private lenders either don't operate or move too slowly.
At Axios, we issue same-day term sheets and typically close in 3-4 weeks — compared to 60-120 days for traditional bank financing. Private lenders operate on compressed timelines because we're not constrained by committee approvals, regulatory capital requirements, or standardized credit policies. Our decision-makers are the same people who fund the loan.
Escrowed interest means your interest payments are built into the loan amount at closing — you pay nothing monthly during the loan term. For bridge loans and construction financing, this is critical because your cash flow is typically constrained during the repositioning or build period. With Axios's escrowed structure, you carry $0 per month in interest expense while the asset is being improved or stabilized.
Banks offer lower rates but require 60-120 day closing timelines, extensive documentation, personal guarantees, and strict credit parameters. Private lenders like Axios offer faster closings (3-4 weeks), flexible deal structures, asset-based underwriting (the deal speaks for itself), no personal guarantee requirements in many structures, and products banks don't offer — like escrowed interest and bridge-to-permanent structures. For complex deals in the $5M–$100M range, private lending is almost always the right choice.
Axios finances multifamily (5+ units), mixed-use, office-to-residential conversions, retail repositioning, industrial, self-storage, hospitality, single-tenant net lease, land, and ground-up construction. We also finance special situations: note purchases, receiver sales, foreclosure acquisitions, and distressed assets. If the deal makes financial sense and you have a credible exit strategy, we can structure it.
In 2026, private lending rates range from 8.5% to 12%+ depending on loan size, leverage, property type, and borrower track record. Axios starts at 8.5% on bridge loans — among the lowest in the private market — with escrowed interest so you carry $0 monthly. Construction financing starts at 9.5% with interest-only during the build period. Mezzanine and JV structures are priced at 12-18% depending on risk and equity participation.
Submit your deal details through our term sheet form or call us directly. We review the package and issue a same-day term sheet with rate, leverage, structure, and fees. If you accept the terms, we move into due diligence — appraisal, title, entity docs — typically 2 weeks. Then closing and funding. Total timeline: 3-4 weeks from first call to funded. No committee. No waiting. The people who underwrite your deal are the same people who fund it.
Submit your deal and get a term sheet within 24 hours — rate, leverage, and structure. No commitment, no hard credit pull, no waiting.
Skip the form. Connect with a decision-maker about your private lending deal today.
Originate private-lending deals through Axios and earn commission on every close. $500K–$100M deal range, 8.5%–12% private-lender pricing, and a 3–4 week close for borrowers who can't get bank financing. No broker application required.