When the deal can't wait for a bank.

Hard money lenders underwrite the property and the plan, not your tax returns — which is why a flip or a time-sensitive purchase can close in days instead of weeks. These are short-term, business-purpose loans for investment property, and the pricing reflects the speed. We line up private lenders we know, walk you through the real cost, and help you plan the exit before you get in — in English or Spanish.

Who this is for

  • Flippers buying a property that needs work before a bank would touch it
  • Investors who need to close fast to win the deal
  • Owners bridging the gap between buying the next property and selling the last one
  • Borrowers planning a short hold with a clear exit — sale or a refinance into a DSCR loan

How it works

  1. Walk us through the deal

    The property, the purchase price, the rehab budget if there is one, and what it's worth when you're done. That's what a hard money lender actually underwrites.

  2. Plan the exit first

    These loans usually run 6 to 24 months, so the way out matters more than the way in. We map whether you'll sell or refinance — often into a DSCR loan — before you commit.

  3. Compare private lenders

    Rates, points, and draw schedules vary a lot in this space. We put a few offers side by side so you see the true cost of each, not just the headline rate.

  4. Close fast and execute

    With the lender picked, closings can happen in days. We stay on top of draws and payoff timing so the loan ends when your project does.

Benefits

Speed wins deals

Asset-based underwriting means days to close, not the weeks a bank needs — which is often the difference between getting the property and losing it.

Condition isn't a dealbreaker

Banks walk away from properties that need real work. Hard money lenders expect it — many fund part of the rehab budget too.

The true cost, upfront

Points, rate, and term add up fast on short money. We show the all-in cost of each offer so nothing surprises you at the closing table.

An exit that's already planned

Because we also broker DSCR and other long-term loans, the refinance out of your bridge can be lined up before the bridge even closes.

Frequently asked questions

What is a hard money loan?

It's a short-term loan from a private lender that's secured mainly by the property itself. Instead of digging through your tax returns, the lender looks at the purchase price, the property's value — or its value after repairs — and your plan. That makes approvals fast, but the rate and fees run higher than a conventional mortgage, which is why these loans work best when speed or property condition rules a bank out.

What's the difference between a hard money loan and a bridge loan?

They overlap a lot. 'Bridge' usually describes the purpose — covering the gap between buying one property and selling or refinancing another — while 'hard money' describes the underwriting style. Many bridge loans are hard money loans. Either way, it's short-term financing with a planned exit, and we'll use whichever structure fits your deal.

Can I use hard money for a fix-and-flip?

That's one of the most common uses. Many lenders will fund the purchase plus part of the rehab budget, released in draws as the work gets done. We'll compare lenders on how they handle draws, points, and the after-repair value they'll lend against.

What do hard money loans cost?

More than a bank loan — that's the honest answer. Expect a higher interest rate plus origination points, with exact pricing depending on the deal, your experience, and the lender. On a short project the total cost can still make sense if the numbers work. We put the full cost in front of you before you commit, and if the deal doesn't pencil, we'll say so.

Do my credit and income still matter?

Less than with a bank, but they're not ignored. Most private lenders check credit and want to see you can carry the payments during the project. The property and your exit plan carry the most weight.

Can I use a hard money loan to buy the home I'll live in?

No — these are business-purpose loans for investment property only. Loans on a home you'll occupy follow consumer rules and different programs. If that's your situation, our purchase, FHA, and conventional programs are the right place to start, and we handle those too.

How do I get out of a hard money loan?

You either sell the property or refinance into longer-term financing — for a rental, that's usually a DSCR loan qualified on the property's rent. We plan that exit with you upfront so the clock on a short-term loan never becomes a problem.