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 / Maryland
Hard money lender in Maryland.
Purchase and rehab funded together across Maryland, $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 Maryland.
Baltimore rowhomes are the volume trade, and block matters more here than almost anywhere: two streets apart can be two different exits and two different buyers, which is why a comparable from the wrong side of a boundary is worse than no comparable at all. The counties bordering Washington are a higher-basis market with a different buyer at the end of the deal and a different tolerance for finish quality.
Most active markets: Baltimore, Prince George's County, Montgomery County, the Eastern Shore. That list is where the deals have come from rather than a service area, and a property anywhere else in Maryland is underwritten on the same terms.
Baltimore ground rent catches out more buyers from other states than anything else here. A ground rent is a real and separate interest in the property rather than a fee to be settled at the table, it has to be identified and dealt with, and discovering one late is a delay rather than a dealbreaker.
Instruments
What gets used here.
These are the ones written most often in Maryland. 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 Maryland.
Do you only lend in Maryland?
No. Lending is nationwide. Maryland 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 Maryland do you lend in?
All of it. The most active markets are Baltimore, Prince George's County, Montgomery County, the Eastern Shore, and those are simply where the most deals have come from rather than a service area.
How fast can you close in Maryland?
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 Maryland?
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.
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.
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.
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.
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 Maryland?
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, Delaware.
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