Purchase and rehab together
One facility covering both, up to 100% of each when the deal supports it. Rehab is released in draws against completed work, inspected and wired the same day, rather than handed over up front.
Home / investors
Lending for real estate investors.
Purchase and rehab in one facility, $25K to $1M+. Written terms in 24 to 48 hours and a wire in 5 to 14 days. No committee, no tax returns, one person to call.
Let's price itTwo minutes. No credit pull to get a number.
The problem
The deal is not the hard part.
You found the property, ran the numbers, and know what it is worth finished. Then the financing turns into the longest part of the deal: a credit pull, two years of returns, a committee that meets on Thursdays, and an answer that arrives after the seller took a cash offer.
That process was designed for a thirty-year mortgage on somebody's house. It is the wrong instrument for buying a property in nine days and selling it in five months, and running a flip through it is why good deals get lost to worse buyers who could close.
Here the file answers two questions instead. Does the property secure the loan, and is there a credible way the loan gets paid off. Everything asked for exists to answer one of those, which is why the list is short and the answer is fast.
What you get
How this actually works.
A written answer in 24 to 48 hours
A term sheet with the amount, the rate, the points, the draw schedule and what is needed to close. In writing, so you can hold it against another offer instead of remembering what somebody said on a call.
One decision maker
The person who reads your deal prices it and wires on it. Nothing goes to an analyst queue and nothing waits for a committee, which is most of where the five to fourteen days actually comes from.
Small deals welcome
The floor is $25,000. Most lenders set theirs near $100,000 because a small file carries the same paperwork as a large one. Small deals close fast and repeat often, so they are wanted here.
Instruments
What gets funded here.
The full range is on the main page. These are the ones this audience uses most.
Fix and flip
Purchase and rehab in one facility. Rehab released in draws against completed work, inspected and wired same day.
$25K to $1M+ · 5 to 10 days
BRRRR
Short-term acquisition and rehab, structured from day one to refinance cleanly into long-term debt without a seasoning fight.
$25K to $750K · 7 to 12 days
DSCR purchase and refinance
Long-term rental debt qualified on the property's income. No tax returns, no W2s, no employment history.
$75K to $1M+ · 14 to 21 days
Rental portfolio refinance
Pull equity across multiple doors in a single instrument instead of running five closings in parallel.
5+ doors · 21 to 30 days
Questions
Answered without the phone call.
Do you lend to first-time investors?
Yes. A tight budget from a real contractor and a credible exit matter more than your deal count. What sinks a first deal is almost never inexperience, it is a scope of work that was never going to hold.
How much of the deal can you cover?
Up to 100% of purchase and rehab when the numbers support it. What the deal supports is set by the finished value and the strength of the exit, not by a fixed percentage applied to every file.
Will you pull my credit?
Not to give you a number. Credit is reviewed before closing and it influences pricing, but you can submit a deal and get terms back without a pull.
What do you need from me?
The purchase contract, a scope of work with a budget, your exit plan, and an entity in good standing. That is the whole list. No tax returns, no personal financial statement, no explaining a bank deposit from four years ago.
What will you not fund?
Owner-occupied homes and primary residences, because this is investment property lending only. Beyond that, deals that only work if nothing goes wrong, and budgets written to win an approval rather than to finish a house.
Guides
Written for investors.
Hard money lending in Delaware: three counties, three markets
New Castle, Kent and Sussex behave almost nothing alike. Plus the transfer tax that catches every investor arriving from a neighbouring state.
Fix and flip lending in Pennsylvania: Philadelphia to Pittsburgh
Two very different markets under one state. What changes between a Philadelphia rowhome and a Pittsburgh single family, and what a lender looks at in each.
Hard money lending in New Jersey: what actually closes here
New Jersey has its own obstacles: attorney review, high carrying costs, and title work on housing stock old enough to hide things. What that means for a flip.
Blanket loans: refinancing five or more doors in one closing
One loan, one closing, one payment across a portfolio. What it solves, what it costs, and the release clause that decides whether you can sell one property.
What a rehab actually costs per square foot
Rehab is the number investors get wrong most. Here is what each level of work costs per foot, and why the rate is easier to check than the total.
BRRRR seasoning: how long before you can refinance at the new value
Seasoning is the rule that decides whether you get your capital back in month four or month twelve. Confirm it before you buy, not after the rehab is done.
DSCR loan or conventional: which one fits the deal
Two ways to hold a rental long term. One underwrites the property, the other underwrites you. The right answer depends on facts you can check today.
BRRRR financing: how the two loans actually fit together
BRRRR needs a bridge loan and a refinance that agree with each other. Here is how the pieces connect, and where the cash gets trapped.
Small hard money loans, and why most lenders will not do them
The reason a $40,000 deal gets declined has nothing to do with the deal. It is fixed cost. Here is the arithmetic, and where the floor actually sits.
Holding costs: the line item that quietly eats the profit
Holding costs are small every month and decisive over a project. They are also the number investors most reliably leave out of the model.
DSCR loan requirements: how the ratio works and what it has to hit
A DSCR loan qualifies the property, not you. Here is how the ratio is calculated, the number it needs to clear, and how to fix a file that misses.
How to underwrite a fix and flip before you call a lender
The full pre-application check, in the order a lender will run it. If a deal survives this, it will survive underwriting.
Maximum allowable offer: setting your ceiling before you bid
MAO is the highest price at which a deal still works. Calculate it before you see the asking price, because the asking price will move your number.
How to calculate ARV without fooling yourself
After repair value is the number every other number depends on. Here is how to build one from comparable sales, and the five ways it gets inflated.
Hard money for a first flip: what changes, and what does not
First projects get funded routinely. What sinks them is almost never inexperience, it is a scope of work that was never going to hold.
Fix and flip loans with bad credit: what actually gets approved
Credit is a pricing input on an asset based loan, not usually a gate. Here is what a low score actually costs you, and the items that genuinely stop a file.
The 70% rule in house flipping, and the deals where it lies to you
The 70% rule is a filter, not an underwriting model. Here is what it assumes, and the four situations where following it loses money.
Hard money closing timeline: what happens across 5 to 14 days
A day-by-day account of a hard money closing, including the three things that cause almost every delay. None of them are underwriting.
What a hard money loan actually costs, in full
Rate is the number everyone asks about and rarely the largest cost. Here is the whole bill on a real deal, priced line by line.
Hard money loan requirements: what a lender actually checks
Hard money is underwritten on the property and the exit, not your tax returns. Here is the full list of what gets checked, and what does not.
Where
Lending is nationwide.
Lending is nationwide. The states below have their own page because they are where the most deals come from, not because they are the only places money goes. If your property is somewhere else, submit it anyway; the terms do not change with the postmark.
New Jersey, Pennsylvania, New York, Texas, Ohio, Indiana, North Carolina, South Carolina, Virginia, Maryland, Delaware. See all markets.
Submit a deal
Let's price it.
No credit pull, no obligation, and a real answer either way. If it is not a fit I will tell you why, and usually who to call instead.
- Terms in 24 to 48 hours
- Written, not verbal
- One person, start to finish