Hard money loans for real estate investors
Up to 90% of the purchase price and the full rehab budget, on loans from $50,000 to $3 million. Send us the property and we will come back with terms before you pay for an appraisal.
Pick the loan by what you are doing with the property
All loan terms| Loan | What it pays for | How much | Term |
|---|---|---|---|
| Fix and flip | Buying a house that needs work and selling it after the renovation | 90% of the price and 100% of the rehab | 12 months |
| Ground-up construction | Building new homes on a lot or a teardown | 75% of the land and 100% of construction | 12 to 24 months |
| Bridge | Holding a finished property while it sells or leases up | 70% of the value | 12 months |
| DSCR rental | Keeping the property as a rental for the long run | 80% of the value | 30 years |
Program maximums for non-owner-occupied 1 to 4 unit property. Your terms depend on credit, experience and the appraisal.
From the first call to the wire
- 1
Send the deal
Address, price, rehab or build budget, and what the house is worth when the work is done.
- 2
See where it lands
We tell you which loan fits and roughly how much it covers. If the numbers do not work, you hear that first.
- 3
Get a term sheet
A soft credit pull, then written terms. The appraisal is ordered after you accept them.
- 4
Close in your LLC
Money goes to escrow at closing. Rehab and construction funds come out in draws as the work is inspected.
Still looking for the property?
Florida foreclosure auctions
Clerk auction calendars for Palm Beach, Broward, Miami-Dade, Hillsborough, Orange and Duval, with the rules for each county. Set up a weekly watchlist and we email you when matching sales are added.
California investor listings
Properties for sale through our brokerage marketplace, each linked to its original listing. Found one? Ask for purchase financing on the same page.
Want to lend instead of borrow?
Our private debt program places capital in California trust deeds secured by real estate. Read how the process works and what the risks are before you ask us anything. Asking is not a commitment, and returns are never guaranteed.
Hard money questions
How is a hard money loan sized?
On the deal itself. We look at the purchase price, the renovation or build budget and what the property is worth when the work is finished, then apply the program limits. Credit and experience move the numbers, but there are no tax returns or pay stubs.
Does checking terms hurt my credit?
No. Terms come from a soft credit pull that does not show up as an inquiry on your score.
What credit score do I need?
Most programs start at 660 and a first flip at 680. If your score is lower but you have a long track record, send the deal anyway and tell us about the projects you have finished.
How much cash do I bring?
On a flip, plan on 10% to 25% of the price plus closing costs and one month of interest. The renovation itself can be financed at 100%.
Can you finance a house I buy at a foreclosure auction?
Not at the sale itself. Auctions usually want the full bid in cash or certified funds the same day, and a loan cannot close that fast. Once you own the property, a bridge or rental loan can refinance it, depending on its condition and your experience. Call us before you bid and we will tell you which one fits.
Does the loan have to be in an LLC?
Yes. The borrower is an LLC or a corporation, and you can form one before closing. These are business-purpose loans; we do not finance a home you live in.
Where do you lend?
We lend in many states across the U.S. Choose your state on the form and we will confirm what is available there.
Have a property under contract?
Send it today. You will know what the loan covers before you spend money on the appraisal.
Get terms on my deal