Hard Money Loans
Hard Money Loans — Asset-Based, Investor-Focused
Hard money loans for real estate investors who need a decision based on the property, not the credit report. Asset-based underwriting. No tax returns. No paystubs. No bank-statement deep-dives. Built for time-sensitive acquisitions, properties traditional lenders will not touch, and investors with complex tax or credit situations who still know how to make money on a deal.
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Hard Money
What is a
Hard Money Loan?
A hard money loan is a real estate loan secured by the property itself, with underwriting that emphasizes the asset's value and the deal's economics rather than the borrower's tax returns or income documentation. The term comes from the lender's primary collateral being a "hard" asset — real property — rather than the borrower's promise to repay from future earnings.
Hard money loans solve a specific problem: there are good deals — and good investors — that conventional underwriting cannot fund. A great deal at auction with a 14-day close. A self-employed investor with a complex tax return. A property in transition that does not yet meet conventional condition standards. A borrower with a recent credit event who is otherwise a strong operator. Hard money exists to fund those deals.
See all of our Non-QM loan programs →
When Hard Money Is the Right Loan
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Time-sensitive acquisitions — auctions, off-market deals, or contracts with short closing windows
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Properties in transitional condition that do not meet conventional or DSCR habitability standards
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Borrowers with credit events — recent late payments, BK, foreclosure, or short sale within the last 24 months
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Self-employed investors with complex tax returns who would not qualify on income documentation
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Cross-collateralization opportunities where another property's equity is being used to fund a new acquisition
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Portfolio cleanup — short-term financing while a longer-term refinance or sale is structured
Hard Money Loan Terms
| Loan Amounts | $100,000 to $5,000,000+ |
| Maximum LTV | Up to 75% of as-is value (case-by-case to 80%) |
| Term | 6, 12, 18, or 24 months with extension options |
| Rates | From 8.5% (verify current pricing) |
| Payment Structure | Interest-only during the term |
| Property Types | 1–4 unit residential, multifamily 5+, mixed-use, commercial |
| Vesting | LLC, LP, corporation, or individual |
| Income Documentation | None — qualification is asset-based |
| Credit Score | Programs available from 600 FICO with rate adjustments |
| Recent Credit Events | BK, foreclosure, or short-sale eligible after seasoning |
| Time to Close | 7–10 business days on clean files |
Hard Money Loan Frequently Asked Questions
What is the difference between a hard money loan and a bridge loan?
The terms are often used interchangeably. A bridge loan emphasizes the time gap between two events; a hard money loan emphasizes that underwriting is primarily asset-based. Most fix-and-flip loans are technically both.
How fast can a hard money loan close?
On clean files with a willing seller and clear title, hard money loans typically close in 7–10 business days. Time-sensitive auction acquisitions can sometimes close faster using BPO valuations.
Do I need to provide tax returns?
No. Hard money loans are underwritten on the asset and the deal economics, not on borrower income.
Will a recent bankruptcy or foreclosure disqualify me?
Not automatically. We have programs for borrowers with credit events as recent as 24 months ago, with appropriate seasoning and rate adjustments.
What credit score do I need?
Programs are available starting at 600 FICO with rate adjustments. Best pricing at 680+.
Can a hard money loan be extended?
Yes. Most of our hard money loans include extension options at predetermined fees if the take-out timeline runs long.
Can I cross-collateralize properties?
Yes. We routinely cross-collateralize hard money loans against equity in another investment property held by the same borrower.
How the Hard Money Loan Process Works
Step 1 — Submit the deal
Send us the property under contract, the deal economics, and your background as the operator. We do not need tax returns.
Step 2 — Term sheet, often same-day
Our underwriting team reviews the deal economics and returns a term sheet — typically same-day on submissions received before noon.
Step 3 — Property valuation
We order an appraisal or, on time-sensitive deals, accept a BPO to compress the timeline. Most valuations turn around within 5–7 days.
Step 4 — Close and fund
Title, insurance, and entity documentation run in parallel. Most hard money loans close in 7–10 business days. Closings are wired directly to title.
Related Loan Programs
DSCR Loans
The take-out refinance after stabilization. Once your bridge project is complete and the property is rented, refinance into a long-term DSCR loan.
Explore DSCR Loans
Bridge Loans
Short-term financing for acquisition and value-add projects. Up to 90% LTC plus 100% of rehab budget. Five-day close. Four-day construction draws.
Explore Bridge Loans
Portfolio Loans
Consolidate multiple hard money loans into a single, lower-rate facility once your properties stabilize
Have a Time-Sensitive Deal?
Get a hard money term sheet today. Asset-based underwriting. Seven-day close. No tax returns required.