Hard Money
Speed, when speed is the whole deal.
Asset-based private lending underwritten to the property rather than the borrower, with funding measured in days. Built for auctions, distressed purchases, and deadlines conventional lenders cannot meet.
What makes this loan different
- Funding in as little as five to ten days
- Underwritten to value, not income
- Interest-only terms from 6 to 24 months
- Purchase, refinance, and rehab draws available
Who this is built for
- Auction and courthouse-step purchases
- Distressed or non-lendable condition properties
- Investors who need certainty of close
What you are buying
Hard money is capital that buys certainty and speed. Expect points, a short term, and interest-only payments; the lender is underwriting the asset, not your tax returns, and can move at a pace no bank will match.
The right mindset is that hard money is a tool with a defined exit, not permanent financing. Every file should have an exit planned on day one, whether that is a sale, a DSCR refinance, or a construction takeout.
Terms to expect
Typically 65% to 75% of value or after-repair value, interest-only payments, one to three points, and terms from six to twenty-four months with extension options.
What lenders typically ask for
- Purchase contract and full property details
- A written exit strategy — the sale or the refinance that repays the loan
- Proof of liquidity for down payment, closing costs, and the carry through the term
- Entity documents, since these are business-purpose loans
- Credit report, and a track record of prior projects where the lender requires experience
Requirements vary by lender and by file. This is a general picture of what is commonly requested, not a checklist for a specific loan.
Worth knowing
The exit is the underwriting.
These loans are short — commonly six to twenty-four months — and they end whether or not the borrower is ready. A refinance that depends on conditions changing, or a sale that depends on an optimistic price, is the most common way a hard money deal goes wrong.
Cost is front-loaded and ongoing.
Points at origination plus interest, usually interest-only. The total cost over the actual hold period is the number that matters, and it is often larger than the rate alone suggests.
Default moves quickly.
Remedies on business-purpose loans generally proceed faster than on consumer mortgages, and the consumer protections attached to owner-occupied lending do not apply. This is a real difference, not a formality.
Business purpose only.
Hard money is not available for a primary residence. A borrower looking to solve a personal housing problem needs a different tool.
See what this program would take in your case.
We are brokers — this program is shopped across hundreds of wholesale lenders, not quoted off one rate sheet. A short application gives us enough to compare real options.
Program availability, terms, guidelines, and documentation requirements vary by lender and are subject to underwriting and change without notice. This is not a commitment to lend.