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.
You found the deal. The financing should not be the slowest part of it. Written terms in 24 to 48 hours from the one person who can actually say yes, and a wire in 5 to 14 days.
Let's price itOr DM me the deal on Instagram (opens Instagram in a new tab)Two 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.
Pre-approval letter from a hard money lender, explained
What a hard money pre-approval letter says, what its conditions mean, how a listing agent reads it, and how to get one tied to the deal you are bidding on.
100% Financing Fix and Flip: What It Really Covers
100% financing fix and flip loans exist, but they are not zero cash. What gets financed, what you still bring, and when a lender will actually say yes.
1031 exchange bridge loan: closing your replacement on time
When a 1031 exchange bridge loan makes sense: closing the replacement before the 180 day deadline, or buying one that needs work a bank will not finance.
Commercial Bridge Loans: What They Are and Who Uses Them
Commercial bridge loans finance transitional commercial property until permanent debt fits. How they work, how they differ from residential investor bridges.
DSCR loan for Airbnb: how lenders count short term rent
A DSCR loan for Airbnb qualifies on the property, not your tax returns. How lenders count STR income, how I underwrite it, and the legal check first.
How to finance an auction property before the clock runs out
How to finance an auction property when the deposit is due at the sale and the balance in weeks: why banks fail, where hard money fits, and what to prepare.
Can't repay a hard money loan? What happens and what to do
What happens if you can't repay a hard money loan: the warning signs, the options before default, and what default and foreclosure generally mean.
How Much Money Do You Need to Start Flipping Houses?
How much money do you need to start flipping houses, even with a loan? Every category of cash, when it leaves your account, and ways to start smaller.
How to choose a hard money lender: cheapest isn't best
How to choose a hard money lender: the cheapest quote is rarely the best partner. Look for an investor who has done the work and can help you scale.
Interest only investor loans: how they work on a flip
Interest only investor loans keep payments low while a project is being renovated. How they work, where the principal goes, and how to model the carry honestly.
LLC vs personal name for investment property: lender's view
LLC vs personal name for investment property, from a lender who closes every loan in an LLC: what the entity does, what I check, and what to ask your attorney.
Refinance out of a hard money loan: the three real exits
To refinance out of hard money loan debt you have three exits: sell, a DSCR refinance, or conventional. Choose and confirm one before the bridge closes.
Seller Financing vs Hard Money: Which Fits Your Deal
Seller financing vs hard money, compared honestly: how each works, where each breaks, how they can combine, and when a hard money loan is the better fit.
Waiving financing contingency: when an investor can risk it
Waiving financing contingency puts your deposit on the line if the loan fails. What it protects, when an investor can shorten it, and what still goes wrong.
What happens after you get a term sheet, step by step
What happens after you get a term sheet from me: accept, add closing details, order the appraisal, upload documents, and close on time.
DSCR vs. cash flow: why a qualifying rental can still lose money
DSCR tests payment coverage. Rental cash flow includes more expenses. Compare the two with an example before deciding a rental works.
How to calculate rental cash flow after all expenses
Work from rent to cash flow with vacancy, repairs, reserves and debt payments included. See a worked example and calculate your own return.
How much cash can you pull out of a rental property?
Estimate rental refinance proceeds after payoff and closing costs, and see why rental income can limit the loan even when you have equity.
When a flip runs past the loan term: how extensions work
Contractors slip and buyers fall through. What a hard money loan extension is, when to ask for one, and how to keep a delay from becoming a default.
DSCR loan documents: what you hand over instead of tax returns
No tax returns, no W2s, no employment history. Here is the short list that replaces them, and the two items that actually slow a DSCR file down.
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.
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