DSCR, hard money, conventional, cash — the IGI lender network covers every financing path for Gary and Lake County investors. Plus scope-of-work templates, reno draw schedules, and appraisal packet guides so your loan closes the first time.
Three featured partners covering every strategy — DSCR for buy-and-hold, hard money for flips, conventional for owner-occupied and long-term holds. Each has closed on Gary Indiana properties. Each knows the local appraisal quirks. All three work IGI deals first.
DSCR specialist for IGI investors. No income docs — qualifies on property cash flow. Ideal for BRRR refinances, Section 8 long-term holds, and portfolio expansion. Nina has closed 40+ IGI referrals.
Fix-and-flip and bridge capital for Northwest Indiana investors. 100% reno draws on approved SOW. Fast close — ideal for tax sale certificate pickups, distressed property acquisition, and BRRR bridge-to-refi.
Conventional, FHA, and conforming loans for investor owner-occupants and long-term rentals. Corey handles the paperwork-heavy closes — appraisal coordination, underwriting, rate locks — so you can focus on the deal.
Four common IGI strategies — each paired with the lender type that actually funds it. Pick your play and go.
Hard money for acquisition + rehab, then refinance into DSCR at 75% of ARV. Bridge-to-perm in one deal.
Hard money with 100% reno draws. Fast close, 6–12 month term, retail-ready exit.
DSCR — no income docs, no personal DTI check. Qualifies on rent coverage alone.
Lake County Commissioner's Sale requires certified funds. Line of credit or bridge best. Not conventional.
Hard money lenders need a signed SOW before funding reno draws. These three templates — drawn from Steel City Builders' actual bid sheets — cover the scopes 90% of Gary Indiana rehabs fall into.
Most hard money lenders release funds in 5 draws tied to completion milestones. This schedule tracks Steel City Builders' normal cadence and is accepted by Nvestor Funding and most IGI-approved lenders.
| Draw | % of Reno | Trigger | Documentation | Avg Days |
|---|---|---|---|---|
| #1 | 15% | Demo + permits complete | Permit copies, demo photos, dumpster invoice | Day 0–10 |
| #2 | 25% | Rough-in complete | Electrical rough-in sign-off, plumbing rough-in sign-off, HVAC rough-in | Day 14–28 |
| #3 | 25% | Drywall + insulation complete | Insulation inspection, drywall hung/taped/mudded photos | Day 28–45 |
| #4 | 20% | Finishes installed | Cabinets, countertops, flooring, paint complete photos | Day 45–70 |
| #5 | 15% | Final CO + punchlist | Certificate of Occupancy, final walk-through, punchlist signed | Day 70–95 |
Gary Indiana appraisers often come in low — comp pool is thin and investor appraisals get scrutinized. An appraisal packet adds context and supports your ARV. Every IGI deal should go in with one.
Tell us a bit about your deal and we'll route you to the right IGI lender partner — DSCR, hard money, or conventional — with warm intro and your file pre-positioned. Most investors hear back within 24 hours.