Orbit · JV Partner Program
You bring the borrower.We bring the capital.
We have spent years building the capital relationships that get business-purpose real estate deals funded. That access is what we bring. You find the borrowers, you vet them, you hand us a clean package, and you stay with them until it closes. When we get paid, you get half. That is the arrangement.
What We Fund
Business-purpose transactions, and nothing else
Investment, commercial, or business use. Never a house someone lives in. If a deal starts to look like a consumer loan, an owner-occupied home, a syndication, or passive investors, tell us and we will pass on it together.
Double Closing
Same-day double closes. A to B funds, B to C closes, our money is in and out the same afternoon — and your buyer's price never hits the seller's closing statement.
Double Closing — Extra Time
When the B-to-C side needs more than a day. Two to thirty days, priced to the file.
Proof of Funds
A letter that holds up, so your borrower's offer gets taken seriously.
Fix and Flips
Purchase and rehab money for a property your borrower is buying to renovate and resell, with draws tied to the work getting done.
Buy and Holds (Rentals)
For the keeper, not the flip. Underwritten on what the property rents for, not your borrower's pay stubs.
Ground Up
New construction, from the lot to the certificate of occupancy, with draws released as the build hits its stages.
Acquisition
Multifamily, retail, industrial, mixed-use, self-storage. If it is income-producing and business-purpose, bring us the numbers and we will look at the whole deal.
Existing Business Funding
Your borrower does not have to be buying anything. If their business clears $10k or more a month, we can put capital behind it — no property required.
What You Earn
When we get paid, you get half.
Every file is different, so every check is different. What never changes is the split: you get half of what we actually collect on it — not half of a number we quoted, and not half of something we hoped for. Half of what came in.
- Paid at closing, most often straight from Title and Escrow — built right into the settlement statement, so your half lands the same day as everyone else's. When a file does not route that way, we cut your statement and send your half within 10 business days of our funds clearing.
- Nothing comes off the top before we split, unless we both agree in writing first.
- It is contingent. If a deal does not fund, or we do not get paid, there is nothing to split.
- Repeat business keeps paying. Keep bringing that borrower's deals and working them the same way, and you keep getting your half, with no expiration.
- You are an independent contractor. You will get a 1099, and we will need a W-9 before the first payment.
Why your half moves with the file
Our fee moves with the file. Some deals price one way, some have to be negotiated to get funded at all, and the capital source has a say. So the honest answer is a percentage of a number you will see on a statement rather than a number on a web page.
What does not move is your half. If our fee comes down to get a deal done, yours comes down with it. If it holds, so does yours. You are on the same side of that as we are, which is the point.
Registration
Register the deal before you introduce anyone
This is the part that protects you, and it is the one step people skip and regret. Email us first with the borrower and entity, the property, the deal type, the amount, the closing date, and how you found them.
You register
Send it to us before your borrower ever talks to us. This is what puts your name on the file.
We answer in writing
Yes or no, and if no, we tell you why — already working with them, someone registered first, or it is not a deal we can fund.
It holds
Your registration on that borrower stands for a year. Everything they bring in that window is yours to earn on.
It keeps paying
Keep working that borrower's files and you keep earning your half on them. There is no cap and no expiration on the relationship.
Wait for it in writing
Until you have our written yes, the deal is not registered yet — hold the introduction and give us a nudge instead. We would always rather get a second email from you than have this go sideways later.
Registration is what protects your half. It is the one record either of us can point to when there is money on the table, and it protects you far more than it protects us.
The Lines
Nine things that keep us both out of trouble
These are the guardrails that keep you and Sognare both clean — legally and reputationally. A single slip on any of these can create real licensing or lending liability, so we would rather be plain about them now than have an awkward conversation later.
Terms are ours to quote
Not a rate, a point, a fee, an amount, an LTV, or a timeline — not even a ballpark. Send those questions our way.
Nobody's approved until they're funded
Keep a borrower from waiving a contingency or releasing earnest money on funding that has not landed yet.
Money runs through Sognare, not you
No deposits, no earnest money, no funds of any kind moving through you at any point.
Capital sources stay with us
Route everything through Sognare. Those relationships took years to build, and they are the whole business.
Send advice to their own pros
Not legal, not tax, not financial — point borrowers to their own professionals.
One split, agreed in writing
No side fees from borrowers, title companies, or anyone else, unless we agree to it together in writing first.
Work inside your own license
Stay within whatever license you hold, and steer clear of anything that requires one you do not.
Send us the deals that fit
Consumer loans, owner-occupied homes, syndications, funds, and passive investors go elsewhere. Everything else is fair game.
Flag it the moment you see it
If something feels off about a borrower or a deal, we would rather hear it early than late.
I can't speak to terms — that's set by the capital source. We'll walk you through it.
Become a Partner
Sign the JV agreement
A few minutes. Sign it, register your first deal on the next screen, and Tanya reviews every application personally. Your dashboard link comes in your welcome email the moment you are approved.