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
Home / Where we lend / Delaware
Hard money lender in Delaware.
Purchase and rehab funded together across Delaware, $25K to $1M+. Written terms in 24 to 48 hours and a wire in 5 to 14 days.
Submit a dealLending is nationwide. See all markets.
The market
What actually trades in Delaware.
Three counties that behave like three states. New Castle is a rowhome and twin market that trades like the Philadelphia suburbs it borders. Kent is steady, affordable and driven by Dover. Sussex is a beach economy where the exit is often a second home or a short-term rental, and the season decides how long the property sits.
Most active markets: Wilmington, Newark, Dover, Sussex County and the beaches. That list is where the deals have come from rather than a service area, and a property anywhere else in Delaware is underwritten on the same terms.
Worth planning around, because Delaware is genuinely unusual. The Supreme Court has held that conducting a settlement is the practice of law, so every settlement, purchase or refinance, residential or commercial, is conducted by a Delaware-licensed attorney. Line one up at the start. It is not a signature that can be added at the end.
Instruments
What gets used here.
These are the ones written most often in Delaware. The full range is on the main page and none of it is restricted by state.
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
Questions
About lending in Delaware.
Do you only lend in Delaware?
No. Lending is nationwide. Delaware has its own page because it is one of the markets deals most often come from, not because it is a boundary. If your property is in another state, submit it and the terms are the same.
Which parts of Delaware do you lend in?
All of it. The most active markets are Wilmington, Newark, Dover, Sussex County and the beaches, and those are simply where the most deals have come from rather than a service area.
How fast can you close in Delaware?
Five to fourteen days in most cases. Written terms come back in 24 to 48 hours, and after that the pace is set by title clearance rather than by me. If you have a hard closing date, say so in the submission and you will get an honest answer about whether it is achievable.
What kind of property do you fund in Delaware?
Non-owner-occupied residential, one to four units, and small multifamily. Owner-occupied homes and primary residences are not funded anywhere, because this is investment property lending only.
Guides
Worth reading before you submit.
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.
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.
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.
Who this is for
Start where you fit.
For 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.
For agents
Three ways an agent uses a lender: rescue a listing that will not sell, make an investor buyer credible, or refer the client and get paid for the introduction.
For wholesalers
Same-day capital for the A to B leg of a double close, with a proof of funds letter issued ahead of it so the seller treats your offer as real.
For builders
Land plus vertical, drawn against a schedule of values. Bids get reviewed before close rather than after, so the budget is settled before the first shovel.
Everywhere else
Not in Delaware?
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.
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