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 / Pennsylvania
Hard money lender in Pennsylvania.
Purchase and rehab funded together across Pennsylvania, $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 Pennsylvania.
The Philadelphia rowhome is the most repeatable rehab in the state and one of the few places in the country where a full renovation still fits inside a small loan. Pittsburgh is a different trade: hillside singles where the basement and the foundation decide the budget before anybody picks a finish. The Lehigh Valley behaves like neither and should not be underwritten as though it does.
Most active markets: Philadelphia, Pittsburgh, Allentown, Bethlehem, Easton, Harrisburg, Scranton. That list is where the deals have come from rather than a service area, and a property anywhere else in Pennsylvania is underwritten on the same terms.
What moves a Pennsylvania closing date is almost never the lender. Older Philadelphia stock regularly carries unpaid water and sewer, old municipal liens, and estate title that nobody examined while the property sat empty. Order title the day you go under contract rather than the week you want to close, because none of those are hard to clear and all of them are slow to discover.
Instruments
What gets used here.
These are the ones written most often in Pennsylvania. 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 Pennsylvania.
Do you only lend in Pennsylvania?
No. Lending is nationwide. Pennsylvania 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 Pennsylvania do you lend in?
All of it. The most active markets are Philadelphia, Pittsburgh, Allentown, Bethlehem, Easton, Harrisburg, Scranton, and those are simply where the most deals have come from rather than a service area.
How fast can you close in Pennsylvania?
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 Pennsylvania?
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.
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.
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.
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 Pennsylvania?
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, New York, Texas, Ohio, Indiana, North Carolina, South Carolina, Virginia, Maryland, 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