Get your first big LOI out.And get it funded.
LOI Out is a free network run by the capital team at Rinia. We hand you the same lenders and equity partners who fund $100M+ portfolios — and show you how they'll judge you and your deal before you ever need them.
Free. No obligation to finance with us.
- Property
- 64 units, built 1986
- Purchase price
- $9,800,000
- Earnest money
- $150,000
- Due diligence
- 30 days
- Closing
- 60 days
- Financing
- Agency, 70% LTV
Authorized signature
The moment you need capital. We put you in the room with it.
From the desk
How a deal actually gets funded.
The Rinia capital team walks through the debt and equity steps most first-time buyers only see after their offer is out. Pull up a chair.
~15 min · Rinia capital team
$3M to $50M
Deal sizes we finance
Debt + equity
Both sides of the capital stack
Direct access
National lender & equity network
$0
Cost of everything on this page
Who you're talking to
A working capital desk. Not a course.
LOI Out is the free education arm of Rinia — a capital advisor and broker that arranges debt and equity for multifamily deals. The people who read your deal on the call are the same ones who'll place it with a lender or equity partner when it's ready. No call center. No course creators.
What we do
- Arrange senior debt, mezzanine and preferred equity, and JV equity for $3M–$50M multifamily.
- Advise on both sides of the capital stack — not one lender at a time.
- Put you in front of the lenders and partners who actually fit your deal.
What we don't
- Sell a course, or charge for the call, the newsletter, or the cohort.
- Gatekeep the network — you meet the lenders we meet.
- Tell you a deal works when it doesn't. We'd rather you fix it first.
Book a free call
Two ways in, depending on where you are.
Both are 30 minutes on video with the Rinia team. You'll leave knowing which lenders will fund you — and with a direct line into the capital your deal needs.
Deal Review
30 min · free · video call
Your LOI is out — or about to be. We underwrite your deal the way a lender will and tell you what would break it, then put you in front of the right lender.
- We underwrite your deal the way a lender will
- You hear whether it works, and what would break it
- You get a realistic range of loan terms and leverage
- If it's ready, we put you straight in front of the right lender
Bring: the OM or rent roll, the T12, and your LOI if it's out.
See how it worksLender-Ready Session
30 min · free · video call
You're months out. We score you on the five things lenders check, map you to the lenders and equity partners who fit your deal, and get you a seat in the next Cohort.
- We score you on the five things lenders check
- We show you the gaps and how to close them
- We map you to the lenders and equity partners who fit your deal
- You get direct access to our capital network — and a seat in the next Cohort
Bring: a rough idea of your liquidity, what you own today, and your target market.
See how it worksFree. No obligation to finance with us.
The capital stack
Both sides of the stack. One team on the call.
Every multifamily deal is funded in layers. Rinia arranges across the whole stack — so when you're ready, you're not shopping one lender at a time.
Sponsor Equity
~25–35%GP · LP · JV equity partners
Your skin in the deal, plus partner capital.
Mezzanine & Preferred Equity
~5–15%Debt funds · Mezzanine lenders
Fills leverage above the senior loan.
Senior Debt
~65–75%Agency · Banks · Life cos
Lowest cost — the leverage floor.
Typical structure for a $3M–$50M multifamily deal. Actual leverage and terms depend on the lender, the deal and the borrower.
What lenders actually check
Lenders underwrite you as much as the building.
Most first-time buyers learn this after their LOI is out, when there's no time left to fix it. These five are the gate between you and direct access to capital. We start there.
Liquidity
Cash left after closing. Many lenders want around 9 to 12 months of loan payments in reserve.
Net worth
Often expected to be at least equal to the loan amount, across the people who sign.
Experience
Units owned and managed before. Too little is fixed by adding the right partner.
Team
Property manager, attorney and partners who have done a deal like this before.
The deal
Debt coverage, leverage and a business plan that holds up if rents or rates move.
How LOI Out works
From learning the numbers to closing the deal.
Learn
Read LOI Out Weekly and join Lender of the Month, a live session where active lenders say what they're funding now.
Get ready
Apply to the free 6-week LOI Out Cohort and underwrite a real deal with us and a guest lender.
Go LOIO
When your LOI is out, post it to the network. You get a free capital check from us within 48 hours — and a direct intro to the lenders who'll fund it.
Close
When you're ready, Rinia arranges the debt and equity straight with our lender and equity network. If another option is better for you, we'll say so.
LOIO
/ el · oh · eye · oh /
adjective
Having a letter of intent out on a deal and lining up the capital to close it.
The stretch between your first offer and a signed purchase agreement. It is short, and it is when most buyers choose their lender.
"Three members went LOIO this week."
The LOI Out Cohort
Six weeks. One real deal. Free.
A small live group of 20 to 30 investors who plan to buy their first big deal within a year. Application only, so everyone in the room is serious.
Apply for the next cohortMarket and strategy
Choosing a market and plan that lenders and partners like.
Underwriting
A 50-unit deal from rent roll and T12 to a real offer price.
Debt decoded
DSCR, LTV, debt yield, recourse and rate caps, with a guest lender.
Equity decoded
GP and LP structures, co-GP deals and what equity partners look for.
LOI to close
Your team, due diligence, and how the lender process really runs.
Capstone
Present your underwritten deal to the Rinia team and a lender.
Why it's free
"Most investors pick their capital partner in the few weeks after their LOI goes out. We'd rather you spend the months before that learning from us. When your deal is ready, you'll already be in front of the people who'll fund it."
— The Rinia team
Questions
Before you book.
LOI Out Weekly
One real deal torn down, one lesson on debt or equity, and what lenders are funding right now. Every week, free.