White-label lending for private lenders

What is white-label lending?

White-label lending is an arrangement in which a private lender originates and closes loans under its own name and brand while a capital provider supplies the money, usually at the closing table. The loan is assigned to the provider at closing or soon after, and the borrower keeps dealing with the lender, often without knowing who funded it.

For a private lender, it is a way to close more loans and keep the borrower relationship without holding every loan on its own balance sheet. The term covers several arrangements, and the differences matter: who decides which loans get made, who sets the price, who owns and services the loan, and how you get paid. For the short definition, see the glossary entry for white-label lending.

What are white label loans?

White label loans are loans that close in the originating lender's name and brand but are funded, and usually owned, by a separate capital provider. In private lending they are typically first-lien, business-purpose loans such as bridge, fix-and-flip, ground-up construction and rental loans, made under the provider's program and assigned to it at closing.

What makes a loan white label is the arrangement behind it, not the loan type: the capital, and often the guidelines, pricing and back office, come from the provider.

How does a white label lending platform work?

A white label lending platform works by table funding: the provider reviews a loan you submit under its program, wires the money to the closing, and the loan closes in your name and is assigned to the provider at the same time. You keep the borrower-facing role; the provider owns the loan from closing.

Federal rules describe the mechanism the same way: table funding is "a settlement at which a loan is funded by a contemporaneous advance of loan funds and an assignment of the loan to the person advancing the funds" (Regulation X, 12 CFR 1024.2). In practice:

1. You find the borrower and take the application under your brand.
2. You submit the loan to the provider's program, which checks it against its guidelines and pricing.
3. The provider commits and wires funds to the title or escrow company.
4. The loan closes in your name and is assigned to the provider at closing.
5. Someone services the loan: you, the provider or a third-party servicer, depending on the program.

Programs describe this in their own terms. For example, Roc Capital's white-label table funding page says it funds borrowers' loans at the closing table under the lender's company and brand names, and at close the loan is assigned to Roc Capital while it advances the funds (last reviewed October 26, 2026). For more on the closing mechanics, see table funding.

White label hard money lenders: who uses it and why

White label hard money lenders are usually originators whose capital, not their deal flow, limits how many loans they close. They use a white-label program to keep closing in their own name, quote from a set program, and hand off funding and, with some providers, back-office work, instead of raising a fund or carrying a warehouse line.

Typical users include:

• Newer or smaller lenders who want a ready-made credit box and price list they can quote from.
• Brokers moving up to lending, who want their name on the loan without funding it.
• Lean operators who prefer a provider's back office. Roc Capital's back-office support page, for example, lists underwriting, closing, funding and loan servicing among the services lenders can choose from (last reviewed October 26, 2026).

It fits less well if you want to hold loans and earn all of their interest, already have cheap, stable capital, or want to set your own guidelines and price. For a wider view of the market, see capital providers for private lenders and Roc Capital alternatives.

White-label lending vs direct capital placement

The two look alike at closing but differ in who runs the loan. In white-label lending, you originate to the provider's program and it owns the loan. In direct capital placement, you underwrite, set the note rate and keep servicing; one capital partner funds the whole loan at closing and it is assigned to that partner.

Lender Capital is a business-to-business capital platform for private lenders: capital partners fund whole first-lien, business-purpose real estate loans at closing or buy whole loans lenders have already funded. It is not a white-label lender, a fund or an investment adviser: it never lends or buys loans with its own money, and it has no lending program or guidelines of its own. Lenders can also sell whole loans they already funded to a capital partner. Here is how it works:

• You apply once and are reviewed on track record, underwriting and licensing.
• You close in your own name. You underwrite each bridge, fix-and-flip, ground-up construction or DSCR rental loan and set the note rate within the capital partner's criteria.
• Each loan goes only to capital partners whose criteria it fits. They see the full file before committing.
• One capital partner funds the whole loan at closing (table funded), and the loan is assigned to that partner at closing.
• You keep servicing and the borrower.
• You keep your points and earn a yield spread. Price the note above the capital partner's agreed rate and the difference is yours, along with your origination points less the placement fee. The fee is paid at closing from the points, only when a loan funds; capital partners pay no fees.

Hypothetical, round numbers: on a $400,000 loan at a 12% note rate with 2 points, funded by a capital partner at 10%, the lender keeps a 2% spread (about $8,000 a year) plus $8,000 of points less the placement fee. These are not Lender Capital's rates. Run your own numbers in the lender spread calculator.

The comparison table on this page sets both models against correspondent lending and brokering. For how either compares with borrowing against your loans, see an alternative to a warehouse line.

Pros and cons of white-label lending

White-label lending's main advantages are your brand on every closing, a set program you can quote from, and capital at closing with none of your own cash in the loan. The main disadvantages are less control over guidelines and pricing, the provider owning the loan, and terms on reps, buyback and borrower solicitation that vary from program to program.

Pros

• Your brand at closing. The borrower signs with you and comes back to you for the next loan.
• A set program. Guidelines and a price grid are ready to quote, which helps newer lenders.
• No capital or debt in the loan. The provider funds at closing, so you don't fund a haircut or carry a line.
• Back-office support, with some providers, from underwriting to servicing.

Cons

• The program sets the credit box and price, and can change them. A change mid-pipeline can leave you with loans you quoted but can't place.
• The provider owns the loan. Your margin is whatever you can charge above the program's price, and you may not earn interest over the life of the loan.
• Servicing and borrower contact. If the provider services, it talks to your borrower every month. Check whether the agreement stops it from soliciting your borrowers, and for how long.
• Reps and buyback vary. Many purchase arrangements require representations and repurchase if they prove untrue; Roc Capital's program page says it requires no reps and warrants and will never ask a lender to buy back a loan. Read each agreement.
• Concentration. One provider's change in appetite can stop your whole pipeline.

Licensing and disclosure. When you close in your name with someone else's money, you are still the lender of record, and the licensing, usury and disclosure rules in your states apply to you. For consumer mortgage loans, federal rules treat a creditor that uses table funding as a loan originator (CFPB, Regulation Z § 1026.36); credit primarily for a business purpose is generally exempt from Regulation Z (12 CFR 1026.3(a)), but state law still applies. This is general information, not legal advice; ask counsel about the states you lend in.

How to choose a white-label program (questions to ask)

Choose a white-label program by getting written answers on funding mechanics, guidelines and pricing, your economics, servicing, borrower protection, reps and buyback, exclusivity and termination. Clear, written terms on each of these matter more than a slightly better rate, because they decide what the program costs you once a loan closes.

Ask every provider:

1. Funding. Do you fund at the closing table, or buy after closing? How long is your review before you commit?
2. Criteria and pricing. What loan types, sizes, leverage and states do you fund? How do guidelines and prices change, with how much notice, and what happens to loans in process?
3. Economics. What do I earn on each loan type: points, a spread, a premium or a servicing fee? What fees come out?
4. Servicing. Who services, and can I keep servicing? What reporting do you expect?
5. Borrower protection. Will you solicit my borrowers? Who does the borrower contact after closing?
6. Reps and buyback. What do I represent about each loan, for how long, and what are the remedies?
7. Exclusivity and minimums. Can I place loans elsewhere? Are there volume commitments?
8. Termination and disclosure. How can either side exit, and how is the provider disclosed in the loan documents?

The lender due diligence checklist shows what capital partners review on the other side.

Frequently asked questions

What is a white label lending platform?

A white label lending platform is a capital provider that funds loans a private lender originates and closes under its own brand. The loan usually closes in the lender’s name and is assigned to the provider at closing, so the borrower keeps dealing with the lender.

Is white-label lending the same as table funding?

Not exactly. Table funding is a closing mechanism: a capital source funds the loan at closing and it is assigned to that source. White-label lending is the broader arrangement, which usually uses table funding and adds the provider’s program and, sometimes, its back office.

Do I keep the borrower in a white-label program?

At closing, yes: the borrower signs with your company. After closing it depends on the agreement. Look for terms that keep you as the borrower’s point of contact, let you service the loan if you can, and stop the provider from soliciting your borrowers.

Is Lender Capital a white-label lender?

No: Lender Capital is a capital placement platform with no lending program or guidelines of its own. You underwrite and close in your own name, one capital partner funds the whole loan at closing, and you keep servicing, your points less the placement fee, and a yield spread.

Do white-label programs require buybacks?

It varies by program. Many loan purchase arrangements ask the lender for representations and a repurchase obligation if they prove untrue. Roc Capital, for example, says its white-label table funding requires no reps and warrants and no buybacks. Read each agreement closely.

Sources

• Roc Capital, White Label Table Funding (program page, last reviewed October 26, 2026)
• Roc Capital, Full Back Office Support (services page, last reviewed October 26, 2026)
• Consumer Financial Protection Bureau, Regulation Z § 1026.36 and official interpretation (loan originators and table funding)
• 12 CFR § 1026.3(a), Regulation Z, exemption for business, commercial, agricultural or organizational credit
• 12 CFR § 1024.2, Regulation X, definition of “table funding”