Delband / Delly Kerachi
About
I am the founder of DK Goldengate Ventures LLC, a boutique private money lender providing strategic funding to real estate developers with at least one successfully completed flip in the last 12 months.
I partner with developers who understand that motivation alone is not enough. Organization, disciplined budgeting, foresight, and the ability to pivot when challenges arise are essential. I work with developers who give their projects full focus and treat execution with seriousness and accountability.
My priority is simple: protect investor capital, structure deals clearly, and align with developers who approach projects as businesses, not gambles. I look for conservative underwriting. After accounting for all costs, including purchase, rehab, financing, holding, selling expenses, your projections should still show a minimum 10% margin. If the deal does not work on conservative numbers, it is not a good fit.
I do not operate within a rigid lending box with preset terms. Every structure is discussed and customized based on the deal, the developer, and the overall risk profile.
If you have a property under contract and at least three general contractor bids in hand, submit your deal! Whether you need capital for the full project or a second position bridge behind your hard money lender, we structure clearly and close efficiently.
If you currently have a property under contract and have successfully completed at least one flip within the past 12 months, please submit your investor proposal clearly outlining the details of your deal; if you do not receive a response within four business days, please consider it a pass and feel free to move forward with other options.
I work with prepared developers who are thinking long term. I am building lasting partnerships, not one time transactions. Reach out to discuss your project!
Do you fund gap? Yes
Do you fund EMD? No
Are you an HML? No
Lending criteria
I lend to entities, not individuals. Before raising funds, I require the following documentation:
• Three months of business or personal financial statements or paystubs.
• LLC formation documents and operating agreement.
• Collateral information, if available and preferred.
• An experience profile including property addresses and verified track record.
Note: A personal guarantee from all principals of the LLC is required. Additional loan documents will need to be executed and notarized prior to funding.
I underwrite based on loan to value. Total leverage must be capped at or below 80% of value.
In terms of structure, it depends on the deal. Returns may be structured as cash on cash, equity participation, annualized or other agreed structures, based on the strength of the developer, the project timeline, and the overall risk profile.
First step: schedule an introductory call to determine whether we are aligned. Values matter, and it is important that we communicate clearly and share the same expectations before moving forward!