Hard Money Loan Programs

  • Hard Money Lending

    Our Hard Money mortgage loan department is a network of 39 individual Equity-Based lenders; Hard Money lenders/ Private Money lenders that will fund any reasonable loan scenario.

    We have equity-based portfolio lenders, direct money lenders, and banks that offer soft money, sub-prime and non-prime loan programs including Small Business Loans and alternative-equity-financing options; our Hard Money division is on pace to do over 160 hard money loans this year.

    Our mission is to help individuals, investors, builders, developers, foreign nationals and all legal entities including foreign legal entities obtain alternative real estate financing options to assist in a diverse real estate market (usually understood as Hard Money loans). We are a unique Hard Money Loan service for a variety of real estate transactions, including investor purchase loans; refinance cash out option; new construction; second trust deeds; third trust deeds (Hard Money); refinance loans for primary and investment properties; fix and flips; rehab projects; probate properties; rental properties' non-warrantable condos; mixed-use; mobile manufactured homes; rural area properties and unconventional properties such as what are called ultra-modern properties that lack traditional 'comparables'. We also have programs for other types of properties including 'log' and 'dome' homes.

    There are many advantages of working with an extraordinary Mortgage Broker as Hard Money Mortgage Broker's can provide special services: a fast and efficient funding experience with easy terms and limited conditions.

    Some additional benefits of working with a Hard Money broker include a wide range of loan programs that come with the lowest pricing the market can offer. If a borrower is in the market for a hard money loan, they might get approved for a Soft Money loan program with a lower rate with a 5-year interest-only feature without a pre-payment penalty, as one example.

    Ongoing relationships in this cutting-edge industry are developed over time and with funded loans. We have lenders that will look at almost any loan scenario and we also have lenders that specialize in various loan scenarios, many that are Hard Money and as well, traditional financing.

    These Hard Money lenders are driven by private investor money, typically referred to as Hard Money or Private Money loans. This borrowing capital comes from special interest segments of the market that are pursuing specific criteria loan scenarios. Loans that meet specified criteria can receive discounted pricing from the lender. For example, if a Hard Money lender has an 11% standard interest rate, that rate will go down for every loan scenario criteria that meets their desired guideline structure. These variables vary from geo-targeted areas of the country, states, regions, and specific zip codes, as well as specific property types, loan purposes, occupancy type, credit criteria, credit scores and employment for soft money lenders (differing from Hard Money investors'), Subprime and Non-prime lenders, as well as other types of specific loan characteristics. Some examples would include: 580+ credit score blanket loans for the northeast region of the country; 1-4 unit purchase loans with loan amounts greater than 5 million; bridge loans that meet specific exit strategy criteria; state-specific rehab loans that feature a progressive Loan-to-Cost (LTC) ratios up to 85% for an investor with greater than 3 closed transactions experience within the last 4 years. Another example would be: "unseasoned cash-out refinance" for newly (unseasoned) purchase for a limited zip code area in Southern California, unconventional income documentation program for owner-occupied Single Family residential properties; these origination lenders will typically have their own pre-determined guideline criteria matrix to ensure that brokers stay within their guideline matrix. These revolutionary loan programs (usually Hard Money) can make it easier for an experienced Broker to quickly facilitate Hard Money loans for consumers. This is ideal because when the loan fits the lender's pre-determined guidelines, the complex loan scenario becomes an easy, consistent and clean loan process which in turn will provide pricing that is the best the market can offer because we, the Mortgage Broker are in effect, filling an order.

    Seasoned Real Estate Investor niche: some Hard Money/Private Lenders like working specifically with seasoned real estate investors. These guideline criteria can be quantified or qualified by the number of years or number of transactions undertaken by the borrower. For example, some lenders want to lend only to real estate investors that have completed more than 3 transactions and some won't touch a real estate investor with less than 3. A further example is that some Hard Money lenders won't lend in an urban area and some won't lend in rural areas. When a lender requires a niche, they also, in turn, will provide discounted pricing, thus benefitting the consumer.

    Two Examples:

    No asset or income verification that comes with 6-30 year terms and requires sub 500 or no credit scores for residential investors. Discounts 620+ credit score. ?

    ARV 85% Loan-to-Cost (LTC) No Pre Payment Penalty options; loans made to LLC with a personal guaranty.

    • All Income Programs

    • Stated Income / Stated Assets

    • Stated Income / Verified Assets

    • Bank Statement Loans

    • Asset Depletion Loans

    • No Doc Loans

    Hard Money Loans

    • Private Money 70% LTV

    • Hard Money 5 Million Owner Occupied

    • Jumbo Hard Money to 3 Million 80% LTV

    • Hard Money Super Jumbo Florida

    • California Hard Money 30 Million

    Latest Loan Programs

    • Investor Loan - No Doc

    • Bank Statement Loan 600 Credit Score

    • Asset Depletion Super Jumbo Mortgage

    • Bank Statement Loan 580 Credit Score

    • Stated Income Verified Assets to 70% LTV Owner Occupied

     

    States:

     Alabama | Arizona | California | Colorado | Delaware | Florida | Georgia | Hawaii | Illinois | Nevada | New Hampshire | New Jersey | New Mexico | North Carolina | Oklahoma | Oregon | Rhode Island | South Carolina | Tennessee | Texas | Virginia | Washington

    Reference# - 55452

  • 12 Month Bridge Program

    Lending Partner with the Flexibility to Deliver Results

    12 Month Bridge Loan allows Borrowers Access to the Equity in their Property Before it's Sold.

    Occupancies: Primary Residence , Second Homes and Investment Properties

    Property Types: SFR and 1-4 Units

    Highlights

    • No Tax Returns | No 4506-T Form
    • Underwriting Flexibility -Including no requirement for business tax returns
    • Higher DTI Ratios Considered
    • Great take-out financing for construction loans, or hard Money for Investors
    • Commercial and Income Property Lending
    • Interest Only Available
    • Vesting: Trust, Sub S Corporations, LLCs and Partnerships
    • Loan Amounts: $500,000 -$30,000,00
    • 660 Minimum Credit Score
    • 65% Maximum LTV

    States:

    Alabama - Arizona - California - Colorado - Connecticut - Delaware - Florida - Georgia - Hawaii - Illinois - Iowa - Kentucky - Louisiana - Maine - Maryland - Massachusetts - Minnesota - Missouri - Nevada - New Jersey - New Mexico - North Carolina - Oklahoma - Oregon - Rhode Island - South Carolina - Tennessee - Texas - Utah - Vermont - Virginia - Washington - Wisconsin

     

  • A lender committed to providing gap financing solutions

    1st and 2nd Loan Packages

    Cross collateralization for larger loan sizes

    Fast underwriting decisions and funding

    Additional information coming soon


    States
    :

    Alabama | Alaska | Arizona | Arkansas | California | Delaware | Florida | Georgia | Hawaii | Illinois | Maine | Maryland | Massachusetts| Mississippi | Nevada | New Jersey | North Carolina | Oregon | Pennsylvania | Rhode Island | South Carolina | Tennessee | Texas | Utah | Vermont | Virginia | Washington | Wisconsin

  • 1st, 2nd, and 3rd Stand-Alone Mortgage

    LTV - 60 to 65%

    Occupancy - Owner and Non-Owner Occupied

    Property Type - Residential & Commercial Properties

    Term - Short Term Bridge or Longer Term Loans No Prepayment Penalties

    Credit Score - No FICO Minimums, No Tax Returns Required and in Most Cases, No Appraisal Required

    Purpose - Purchase, Refinance, Foreclosures, Bankruptcy, Probate..Construction Completion....etc.

    Multiple Properties Owned OK, use as Cross Collateral

    This program is available in the following California counties:

    Sacramento CA, San Francisco CA, Los Angeles CA, San Diego CA, Orange CA, San Jose CA

  • This program is an asset-based lender

     

    Stated Income / No Doc

     

    Currently in foreclosure OK.

     

    Currently in bankruptcy or past bankruptcies OK

     

    In probate OK

     

    Residential and commercial properties

     

    States:

     

    Alabama | Arizona | California | Colorado | Connecticut | Delaware | Florida | Georgia | Hawaii | Illinois | Kansas | Kentucky | Maine | Massachusetts | Mississippi | Nevada | New Hampshire | New Jersey | North Carolina | Oklahoma | Oregon | South Carolina | Tennessee | Texas | Virginia | Washington

  • All Property Types (Except Land & Manufactured Homes)

    1st Trust Deeds Available

    2nd Trust Deed HELOC's from $100k - $10M 

    Bridge Loans

    Current NOD / NOS = OK

    Current Bankruptcy = OK

    Mortgage Lates = OK

    Low Fico Scores = OK

    Quick Funding

    Just Funded: $980,000 1st TD, $1,100,000 1st TD, $700,000 1st TD, $150,000 2nd HELOC, $250,000 2nd

    HELOC, $185,000 2nd HELOC, $145,000 2nd HELOC, $300,000 HELOC

    States:

    Alabama | Alaska | Arizona | Arkansas | California | Colorado | Connecticut | Delaware | Florida | Georgia | Illinois | Kentucky | Louisiana | Maine | Maryland | Massachusetts | Nevada | New Jersey | North Carolina | Oklahoma | Oregon | Pennsylvania | South Carolina | Tennessee | Texas | Vermont | Virginia | Washington

  • Hard Money Super Jumbo Mortgage program

    Residential Hard Money Program

    Purpose:

    • Purchase, Rate&Term Refinance
    • Cash-Out Refinance
    • Bridge loans
    • Blanket loans
    • Rehab
    • Foreclosure Avoidance OK

    Eligible Occupancies:

    • Non-Owner Only

    Super Jumbo Loan Amount: $3,000,000

    Eligible Property Types:

    • Condo
    • High Rise Condos
    • Non-warrantable Condos
    • 1-4 Units

    Eligible borrowers:

    • Foreign Nationals
    • Foreign corporations
    • Non-resident alien

    Legal Entities:

    • Corporation
    • LLC
    • Trusts

    States:

    Florida only

    Underwriting Notes:

    Purchase seasoning not required for cash-out refinance

     

    States:

    Alabama | Arizona | California | Colorado | Delaware | Florida | Georgia | Hawaii | Illinois | Maine | Maryland | Massachusetts | Nevada | New Hampshire | New Jersey | New Mexico | North Carolina | Oklahoma | Oregon | Pennsylvania | Rhode Island | South Carolina | Tennessee | Texas | Utah | Vermont | Virginia | Washington | Wisconsin

    Ref #155524012115

  • Non-Prime Investor Program

    Real Estate Investor can own up to 20 financed properties

    Credit Score Requirements 

    • 720 Credit Score - 75% LTV
    • 560 Credit Score - 60% LTV

    Maximum Loan amount - $750,000

    Loan purpose:

    • Purchase
    • Refinance
    • Cash Out Refinance - $300,000 maximum

    Property Types:

    • SFR Single Family Residence
    • 1-2 Units
    • 1-4 Units

    Occupancy:

    • Investment Property / Non Owner Occupied 

    Credit Notes:

    • 2 years seasoning required from bankruptcy discharge date
    • No seasoning required for short sales and foreclosures
    • 50% maximum DTI Debt to Income ratio

    States:

    Alabama, Arizona, California, Colorado, District of Columbia, Georgia, Florida, Iowa, Indiana, Kentucky, Maryland, Michigan, Minnesota, North Carolina, Ohio, Oregon, South Carolina, Tennessee, Texas, Virginia, Wisconsin

    Reference # - 125 527030515 

  • High LTV Hard Money Jumbo Loan

    This hard money residential loan has a very high Loan-to-Value (LTV) ratio of 80%. Most hard money lenders max out at 65%, sometimes 70%. So, 80% is huge. It can be used as a Fix and Flip, Blanket loan, Bridge loan, Construction Loan and can also bail a borrower out of any housing event; short sale, foreclosure, bankruptcy, Notice of Default (NOD), Notice of Sale (NOS). Below you will see some underwriting highlights.

    4506-T Not Required

    Maximum LTV: 80%

    Maximum Loan Amount: $3,000,000

    • Exceptions Made to $20,000,000

    Purpose

    • Purchase
    • Refinance: Rate/Term and Cash Out
    • Blanket
    • Bridge
    • Fix and Flip

     Occupancy: Non-Owner Occupied Only

    Available Terms

    • 12 Months
    • Interest-Only

    Eligible Property Types

    • Single Family Residence (SFR) - Detached
    • Single Family Residence (SFR) - Attached
    • 1-4 Units
    • 2-4 Unit
    • Condos and Non-Warrantable Condos
    • Condotels to 65% LTV
    • Townhomes
    • Manufactured Homes
    • Mixed Use Properties

    Unconventional Property Types

    • Dome Homes
    • Modern Style
    • Historical
    • Log Homes

     

    States:

    Arizona | Alabama | California | Colorado | Florida | Georgia | Illinois | Louisiana | Maine | Maryland | Mississippi | Nevada | North Carolina | Oregon | Pennsylvania | South Carolina | Texas | Virginia | Washington

    Reference# - 55214

  • This hard money lender will do primary residential loans which are somewhat rare.

    Similar to a Business Purpose Mortgage Loan

    Purpose:

    • Purchase
    • Refinance, Rate & Term and Cash out
    • Refinance - Cash Out. $1,500,000 Maximum
    • Construction
    • Bridge Loan
    • Blanket Loan


    Loan Amounts: $125,000 to $5,000,000


    Eligible Property Types:

    • Single Family Residence SFR
    • 1-4 Unit residential and commercial
    • Condos
    • Townhomes
    • Non-Warrantable Condominiums
    • Mixed-use


    Eligible Occupancies:

    • Owner Occupied
    • Non Owner Occupied
    • Non-Occupant Co-Borrower OK


    Eligible Borrowers:

    • Foreign Nationals
    • Foreign Legal Entities
    • Probate OK


    Underwriter Notes:

    No Seasoning Requirements for Foreclosure, Bankruptcy, Short Sale, Notice of Default, Notice of Sale

     

    States:

    Arizona | Alabama | California | Colorado | Florida | Georgia | Illinois | Lousiana | Maine | Maryland | Mississippi | Nevada | North Carolina | Oregon | Pennsylvania | South Carolina | Texas | Virginia | Washington

    Reference# - 44154

  • No Income No Asset Verification

    Foreign Nationals - OK

    Unique mortgage loan program designed for the Residential Real Estate Investor.

    Income Documentation: None

    Employment Status: N/A

    Employment Type: None

    Employment Documentation: None

    Nationwide Private Mortgage Lender

    This is a Private Money lender that has funded thousands of loans nationwide.

    Private direct lender specializing in Single Family Residences up to 1-4 units. Multiple loans for investors in all 50 states, One of the good things about this lender is they have over 25 years of real estate investing experience; they know how to underwrite a loan because they understand the residential real estate investment market because they themselves have bought and resold nearly 15,000 homes and have originated more than 4200 loans since they were founded in 2002; loans for investors, by investors.

    This is a true No Doc hard/soft money lender with national reach. No Income. No-Assets. No Employment. And now we dance. Closings average 10 to 15 business days from application. Loan amounts down to $125,000 and up to $300,000, all No Doc and greater than $300,000 on a case by case basis.

    Credit Scores and Hard Money

    Credit scores down to 580 or no score ok. Foreign Nationals also qualify. An investor can utilize this loan program for either a purchase or refinance. 30-day seasoning for cash out using new appraised value. This is a direct lender and they make all decisions in-house with over $200,000,000 to lend. They also offer 3-year terms for borrowers with longer-term projects as well as traditional bridge funding. An investor can close in a natural person name or business entity.

    This loan program only requires an application, payment for the appraisal, 2 forms of ID and or corporate documents if applicable, title commitment and homeowners insurance.

    Loan Program Guideline Overview and Highlights:

    No prepayment penalties 

    Information on "C" property rating:

    http://www.freddiemac.com/singlefamily/sell/docs/uadreqs.pdf

    Loan Purpose

    Purchase

    Cash out refinance - 30 days seasoning required

    Credit Scores

    580 or no score OK

    Pricing is Credit Score driven

    Credit Criteria:

    • Bankruptcy OK
    • Foreclosure OK
    • Short Sale OK
    • Loan Modification OK

    Loan Amounts: $5,000,000

    • Minimum Loan Amount: $125,000
    • Maximum Loan Amount: 

    Greater than $300,000 on a case-by-case basis 

    Maximum LTV

    • 70%

    LTV guidelines are based on the After-Repair-Value (ARV) 

    Property Types:

    • SFR
    • 1-2 Units
    • 1-4 Units 

    States:

    Alabama - Alaska - Arizona - Arkansas - California - Colorado - Connecticut - Delaware - Florida - Georgia - Idaho - Illinois - Indiana - Iowa - Kentucky - Louisiana - Maine - Maryland - Massachusetts - Minnesota - Mississippi - Missouri - Montana - Nebraska - Nevada - New Hampshire - New Jersey - New Mexico - North Carolina - North Dakota - Oklahoma - Oregon - Pennsylvania - Rhode Island - South Carolina - South Dakota - Tennessee - Texas - Utah - Vermont - Virginia - Washington - West Virginia - Wisconsin - Wyoming

    Reference # 540 061715 21-9-19

  • Soft Money Mortgage Program

    Exceptions made to 80% LTV for the state of California.

    This means that the pricing is less than the traditional Hard Money type loan program. Discounted pricing with qualifying Credit Score / FICO.

    No Doc on Investment / Non-owner Occupied

    Residential or Commercial

    LTV:

    • 70% - maximum

    Loan Purpose:

    • Purchase or Cash-out refinance

    Loan Amounts:

    • Minimum - $100,000
    • Maximum - $10,000,000

    Property Types:

    • Single Family Residence SFR - Attached
    • Single Family Residence SFR - Detached
    • 1-2 Units
    • 1-4 Units
    • 5+ Units

    Occupancy:

    • Owner-Occupied/Primary
    • Non-Owner Occupied

    Credit Scores:

    Owner-Occupied - case-by-case

    Terms Available:

    • 1 year ARM
    • 3 Year ARM
    • 5 year ARM
    • Interest Only payment terms available

    Income Documentation:

    • No Doc

    Underwriting notes:

    Must have a valid social security number

    Foreign Nationals allowed:

    Appraisal

    Appraisal paid for up front by borrower upon loan approval

    Appraisal ordered by the lender

    States:

    Alabama | Arizona | California | Colorado | Delaware | Florida | Georgia | Hawaii | Illinois | Indiana | Iowa | Kansas | Kentucky | Louisiana | Maine | Maryland | Massachusetts | Michigan | Mississippi | Missouri | Nevada | New Hampshire | New Jersey | New Mexico | North Carolina | Oklahoma | Oregon | Pennsylvania | Rhode Island | South Carolina | Tennessee | Texas | Utah | Vermont | Virginia | Washington | Wisconsin