BRRRR, Wholetail & Short-Sale Loans Long Island: Save $10K-$15K Per Deal

Fix and Flip Loans
Written By Michael DeAngelis

Most Long Island investors doing BRRRR deals, wholetail & short sales pay for 4 to 6 months of bridge financing when they only need 30-60 days. That's $10,000 to $15,000 in unnecessary costs per project. I've seen this pattern hundreds of times across Nassau and Suffolk County, from Mastic to Wading River, and it's been eating into deal profitability for years.

After funding fix-and-flip and rental property deals across Nassau and Suffolk counties for 4+ years through Equiquest, I built a new loan structure specifically for how Long Island BRRRR investors actually work. Not how national lenders think you should work.

The result is the Equiquest Ultra Short-Term Bridge Loan (The First R in BRRRR). It matches your real timeline, cuts your upfront BRRRR cost, and puts thousands back into your pocket on every deal.

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The BRRRR Squeeze in Long Island Markets

BRRRR works on Long Island. Buy a distressed property in Mastic, Shirley, or Wading River. Rehab it fast. Rent it to a solid tenant. Then refinance into a DSCR loan and pull your capital back out.

The strategy is solid. The execution is where investors lose money.

High renovation costs, rising carrying costs, and permit timelines in towns like Brookhaven and Riverhead make every month expensive. You need speed. You need LOCAL knowledge. And you need financing that doesn't force you to pay for time you don't use.

Most bridge lenders offer 4-month, 6-month, or 9-month minimums. They charge full points upfront regardless of whether you hold the loan for 30 - 60 days or 6 months. That structure works for them. It doesn't work for you.

Why the First "R" Costs You the Most

The most expensive part of BRRRR isn't the property. It's the REHAB financing.

That first "R" eats capital faster than anything else in the deal. Interest charges every month. Property taxes don't stop. Insurance costs add up. Snow removal in winter. Lawn maintenance in summer. Heating bills when it's vacant.

Then you add the financing costs on top. Points. Origination fees. Draw fees. Some lenders even charge junk fees you didn't see coming.

I was talking with a real estate investor who bought a property that needed little repair through a short sale. The full project (purchase to sale) took under 60 days. He paid for a 4-month minimum loan with another lender before finding Equiquest. When we calculated the total cost, he paid TWICE as much interest as he needed to, and a ton of fees, high points, and unnecessary carrying costs. All because the lender and the investor locked in to a 4-month minimum to complete the project.

That's $10,000 to $15,000 in wasted capital. Money that could have gone into the next deal.

Introducing the Equiquest Ultra Short-Term Bridge Loan

The Ultra Short-Term Bridge Loan is built for the way Long Island investors actually operate. It's designed for BRRRR deals, wholetail projects, and short sales where speed and efficiency matter more than long-term holds.

This isn't a national lender's one-size-fits-all product. This is LOCAL financing that matches the pace of Long Island real estate.

Here's what makes it different. Lower upfront points. Scaled pricing based on how long you actually hold the loan. True 1-month minimum options. And a structure that rewards fast execution instead of punishing it.

If you're doing a wholetail in Mastic, a short sale in Shirley, or a BRRRR rehab in Wading River, this product cuts your cost and improves your profit margin immediately.

How Ultra Short-Term Actually Works

Traditional bridge loans charge full points upfront. Whether you hold the loan for 2 months or 6 months, you pay the same. That's expensive. That's inefficient. And it's UNNECESSARY.

Ultra Short-Term changes the equation. Points scale based on your actual hold time. If you close your BRRRR in 30 days, you pay for 30 days. Not 4 months. Not 6 months.

Let's say you buy a property in Patchogue for a BRRRR. Purchase price is $400,000. Rehab budget is $80,000. You know your contractor can finish in 45 days because you've worked with him on three other deals.

With a traditional lender, you'd pay full points for a 4-month minimum. That's $12,000 to $16,000 in upfront costs plus interest for 4 months. With Ultra Short-Term, you pay scaled points for 45 days. That's $7,000 to $10,000 in total savings right there.

The math is simple. Pay for what you USE. Not what the lender assumes you'll need.

Long Island property renovation showing before and after results with Ultra Short-Term bridge loan financing

Real Savings That Change Your Bottom Line

The average Long Island investor doing BRRRR deals overpays for three things. Full points for short-term projects. Long minimum loan terms that don't match their renovation timeline. And more interest than the project actually requires.

Ultra Short-Term fixes all three. You pay for only the time you use. Points are lower for projects under 60 days. Carrying costs drop across the board because you're not holding the loan longer than necessary.

Let me give you real numbers. Nassau County's median price sits at $840,000 while Suffolk County runs $690,000. A typical BRRRR deal in Shirley might cost $300,000 to acquire plus $75,000 in rehab. Traditional bridge financing on that deal runs about $18,000 to $24,000 in total costs for a 6-month loan.

With Ultra Short-Term, if you finish in 60 days, your total cost drops to $8,000 to $12,000. That's $10,000 to $15,000 back in your pocket. Money you can use for the next deal instead of paying to a national lender who doesn't understand Long Island timelines.

This also applies to wholetail deals. If you buy a property in Mastic that needs minor cleanup and you plan to sell it retail in 30 days, why pay for 4 months? Ultra Short-Term matches your actual exit strategy.

The same goes for short sales. When you negotiate a short sale with a bank and the homeowner needs an exit plan fast, you don't need a 6-month bridge loan. You need 30 to 60 days to close, clean up, and flip it or rent it out. Ultra Short-Term gives you exactly that without the extra cost.

If you're ready to see how this works for your next project, learn more about Equiquest's loan products here.

NEW for 2025: DSCR Refinance Access Through Equiquest

The BRRRR strategy only works if you can refinance out of the bridge loan and into long-term financing. That's the final "R" in the equation. Refinance.

Investors constantly ask me: "Who do you trust for DSCR refis?"

Now the answer is simple. Equiquest handles the DSCR connection as well.

Your entire BRRRR process can now be guided by one local, Long Island-based lending team from start to finish. Buy the property with Ultra Short-Term. Rehab it fast with controlled draws. Rent it to a quality tenant. Then refinance into a DSCR loan through the same relationship.

No more bouncing between five different lenders. No more explaining your strategy to someone in Utah who's never heard of Wading River. One local team that understands Long Island markets and moves at the speed your deals require.

Why Long Island Investors Work with Equiquest

Long Island isn't a cookie-cutter lending environment. Every town is different. Every block has different ARV ranges. Every project has different permit timelines.

I've been living and investing in this market for over 40 years. I know the pace of deals in Mastic and Shirley. I understand the ARV ranges in Wading River. I've seen the permit timelines in Brookhaven slow down deals and speed them up depending on the season. I know the rentability patterns in Patchogue and Bay Shore.

When you work with Equiquest, you get local underwriting, fast approvals, rehab-friendly pricing, full BRRRR support, and DSCR exit guidance. You get a lender who knows Long Island inside and out. Not someone sitting in a cubicle looking at spreadsheets.

Speed matters. I can get you from application to term sheet in 24 hours or less. I can walk down to my local bank and make sure your wire hits on time. I can drive by your property and validate the neighborhood in 20 minutes instead of waiting for a third-party appraiser to schedule something two weeks out.

That's the difference between working with a boutique local lender and working with a national player who's never set foot on Long Island.

Ready to Structure Your Next BRRRR, Short Sale or Wholetail Deal?

If you're analyzing a BRRRR, planning a quick wholetail exit, working on a short sale acquisition, or preparing for a DSCR refinance, Equiquest can help structure your deal from day one to maximize profit and minimize financing cost.

I work with investors who are serious about building wealth through rental properties. Investors who understand that speed and efficiency matter as much as the deal itself. Investors who want a co-pilot, not just a lender.

Schedule a call. Send me your deal. Let's talk about how Ultra Short-Term can save you $10,000 to $15,000 on your next project. Apply for a loan here or reach out directly to discuss your project.

Long Island real estate moves fast. Your financing should too.

Michael DeAngelis
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