We fund.YouBuild.

Hard money, DSCR and JV capital for real estate operators, from a Chicago team that has closed 500+ deals.

JV partnershipsHard moneyDSCR loansNew constructionCommercialDouble closesTransactional funding500+ deals closed12 years full timeJV partnershipsHard moneyDSCR loansNew constructionCommercialDouble closesTransactional funding500+ deals closed12 years full time

We back

Builders.Contractors.Investors.Landlords.

Exterior · Acquire0%

Funded with Hard money

Close in days, not months. Purchase money for the deal everyone else passed on.

Fund my deal

Y Combinator backs founders.

We back real estate operators.

Capital

The money for the purchase, the rehab and the exit, sized to the deal instead of your W-2.

Playbook

Twelve years and 500+ closings of what to buy, what to pay and what kills a flip.

Network

Contractors, title, lenders, buyers. The bench you'd spend a decade building.

500+

Deals closed

Years full time

Ways to get funded

Day one. Exit day.

Drag the handle. That gap is where operators make their money, and where most run out of it. We fund the whole distance.

Fund the gap

Day 1Exit

The whole
capital stack.

One partner from contract to refi. Every card opens to what it covers.

BackedOur favorite

JV partner

You bring the deal and do the work. We bring the capital and the playbook, and we split the upside.

✦We fund 90% of total project cost
✦1-on-1 access to Igor
✦Underwriting + exit plan
✦Weekly deal calls
✦Split the profit

Apply

Fix & flip

Hard money

Purchase and rehab money on any asset type, underwritten on the deal.

✦Any asset type
✦Purchase + rehab budget
✦Draws as work completes
✦Flips, BRRRR, wholesale

Apply

Rentals

DSCR

Qualify on the rent, not your tax return. Pull cash out of the rentals you already own.

✦Purchase or cash-out refi
✦Cash out of existing rentals
✦1–4 units + small multifamily
✦LLC borrowers welcome

Apply

Ground up

New construction

From vacant lot to finished build, funded in phases as it goes vertical.

✦Lot + vertical construction
✦Draws by build phase
✦Spec homes + multi-unit
✦Plans + budget review

Apply

Value add

Commercial

Mixed-use, storefronts, storage and small multifamily.

✦Purchase + value-add capex
✦Mixed-use + retail
✦Self-storage + industrial
✦Structured per deal

Apply

Free

Playbook

No deal yet? Learn the system we use to find them, then bring your first one back to us.

✦Free Skool community
✦Live deal breakdowns
✦Auction + off-market sourcing
✦Bring your deal back to fund it

Join the free Skool

Also bespoke: double closes, transactional and gap funding, structured per deal.

How a deal gets backed.

1Apply

2Underwrite

3Fund

4Build

5Exit

Send the deal: address, numbers, exit. Five minutes, no deck.

Deal ticketSubmitted

1Apply
2Underwrite
3Fund
4Build
5Exit

Property2-flat · Chicago

Every month we back a new batch of operators.

Apply to the next batch

Built different. On purpose.

What we do

Evolved Property Group backs real estate operators. We fund the deal, put a crew on it and show you how we'd play it, because we've already played it 500 times.

Our attitude

We move fast and we say what we see. When the numbers say yes and experience says no, we listen to experience.

Where it started

Two brothers from Chicago with a lot of nerve and no playbook. Twelve years and 500+ deals later, the playbook is the product.

Where we hunt

Courthouse steps, probate, tax sales and auctions. We go where the deals are before anyone else shows up, and we teach you to do the same.

Operators first

We'd rather back a hungry operator with a good deal than a polished pitch with a bad one. Bring the deal. We'll bring the rest.

Igor Kajpust

Founder · Evolved Property Group

The desktop.

Everything we do, one click away. Open a folder.

Get funded Hard money DSCR JV partner Free training The index

build.mov

day_one.jpg hypeboard TXTabout_us.txt

· Chicago HQ

Deals don't keep office hours. Neither do we.

Hype music

We Do What We Want (Edit)

Alan Fitzpatrick

No deal yet?
Start here.

Brand new, or between deals? Get the basics down first. Our free Skool teaches you to find deals the way we do, on live deals, and when you find one, you bring it back here and we fund it.

1Free
Learn the basics
Comps, rehab budgets, what to offer. The fundamentals every deal sits on.
2Live calls
Find your first deal
Foreclosure auctions, tax sales, probate and off-market leads, worked live with the community.
3Funded
Bring it to us
Got one under contract? We underwrite it, fund it and partner with you on it.