For flippers, builders and landlords
Hard money loans: up to 90% of purchase and 100% of rehab
Bank won’t lend on a house that needs work? We lend on the deal. Tell us about it and get terms before you pay for an appraisal.
Get my terms See the loan programs
- $50K–$3M
- loan amounts
- 100%
- of rehab financed
- 30-year
- DSCR rental loans
Fix and flip · 90% of purchase + 100% of rehabTypical flip
Tell us about your deal
Leave your contact details and a line about the deal. We get back to you with which loan fits, how much it covers and written terms, before you pay for an appraisal.
- No hard credit pull to see terms
- No tax returns or W-2s
- Business-purpose loans on investment property
Get terms on your deal
What are you doing with the property?
Four loans, one for each stage of a deal. Start with the one that matches yours.
12 monthsBuying a house that needs workFix and flip90% of price + 100% of rehabSee terms 
12–24 monthsBuilding on a lot or a teardownGround-up construction75% of land + 100% of constructionSee terms 
12 monthsFinished, listed or leasing upBridge70% of valueSee terms 
30 yearsRented, and you are keeping itDSCR rental80% of valueSee terms Some of the best rates on the market
We don’t post a rate, because one number can’t fit every deal. Here is why our pricing is hard to beat.
Straight from direct investors
Our programs come from direct investors. There is no chain of brokers in between, each adding a cut to your rate.
We control it ourselves
We set our own pricing and handle your loan ourselves, from the first call to closing. No one in the middle marks it up.
In writing, up front
You see the rate, points and fees on a term sheet before you pay for an appraisal.
Why the bank said no, and why we can say yes
A bank
- Two years of tax returns and W-2s
- The house has to be in livable condition
- The renovation comes out of your pocket
- The loan is in your own name
Private Deed Capital
- The deal: price, budget and resale value
- Houses that need work, lots and teardowns
- 100% of the rehab, paid in draws
- Your LLC or corporation borrows
Deals we fund
Four typical deals and how the numbers come out under our programs.
Fix and flipSingle-family house, kitchen and bath rehabLoan amount$440,000- Purchase price
- $400,000
- Rehab budget
- $80,000
- After-repair value
- $700,000
- Borrower cash
- $40,000
Ground-up constructionNew single-family home on a permitted lotLoan amount$680,000- Land
- $300,000
- Construction budget
- $500,000
- Completed value
- $1,250,000
- Borrower cash
- $120,000
BridgeFinished flip, listed for saleLoan amount$420,000- As-is value
- $600,000
- Rehab loan paid off
- $380,000
- Term
- 12 months
- Prepayment penalty
- None
DSCR rentalLeased single-family rental, purchaseLoan amount$300,000- Purchase price
- $375,000
- Monthly rent
- $2,900
- Monthly payment
- $2,500
- DSCR
- 1.16
Typical scenarios based on program guidelines, shown for illustration: not specific closed loans, quotes or commitments to lend. Final terms depend on credit, experience and the appraisal.
From first message to closing
- 1
Tell us about the deal
Your contact details and a line about the property. No application at this stage.
- 2
Hear where the deal stands
Which loan fits and how much it covers, before you spend money on an appraisal. If the numbers don’t work, we tell you that too.
- 3
Get written terms
A soft credit check that leaves your score alone, then a term sheet. After you accept it: appraisal, title, insurance and your company documents.
- 4
Close in your LLC
Funds go to escrow at closing. Rehab and construction money comes out in draws as each stage of work is finished.
Who we lend to
First-time flippers
First-time investors are welcome, with credit from 680. Up to 90% of the purchase price and 100% of a rehab up to $100,000.
Loans for a first flipExperienced flippers
Three or more flips in the last three years: 85–90% of the purchase price, heavy rehabs and additions.
Fix and flip termsBuilders
Ground-up construction for builders with completed projects: 75% of the land and 100% of the construction budget.
Construction termsLandlords
30-year DSCR loans qualified on the property’s rent. No tax returns or W-2s.
DSCR loan termsForeign nationals
DSCR rental loans up to 65% LTV for borrowers without US income or tax returns.
Foreign national termsHard money questions, straight answers
What is a hard money lender?
A lender that makes short-term loans on investment real estate and sizes them on the deal: the price, the renovation budget and what the property will be worth when the work is done. Your pay stubs and tax returns are not part of it.
How does a hard money loan work?
Part of the price is funded at closing. The renovation budget is held back and released in draws as work is finished. Payments are interest only, and you repay the loan when you sell or refinance, usually within 12 months. The full walk-through is in how hard money loans work.
What are your rates?
Some of the best on the market. Our programs come from direct investors and we set our own pricing, so there is no chain of middlemen adding to your rate. The rate itself follows the deal: leverage, credit and experience. You get it in writing, with points and fees, on a term sheet before you pay for an appraisal.
Do you check credit?
Yes, with a soft pull that does not affect your score. Programs start at 660, or 680 on a first flip. Score lower than that, but a lot of deals behind you? Don’t hesitate to write to us. A low credit score is temporary. Experience is forever.
How much cash do I need?
Plan on 10% to 25% of the price plus closing costs and one month of interest. The rehab itself is financed at 100%.
Can I get a hard money loan with no money down?
No. The least you bring is 10% of the price plus closing costs.
Is an appraisal required?
Yes. It sets the as-is value and the after-repair value. We size the loan with you first, so you know where the deal stands before you pay for one.
How do I pay a hard money loan off?
Sell the property, or refinance into a 30-year DSCR loan once it is rented. If a sale drags on, a bridge loan can replace the rehab loan.
Does the loan have to be in an LLC?
Yes, an LLC or a corporation borrows. If you don’t have one yet, you can set it up before closing.
Which states do you lend in?
In 47 states and Washington, DC: everywhere except North Dakota, South Dakota and Vermont. California, Florida and Texas are our main markets. Some programs have their own rules in certain states and counties, and we confirm them when we look at the deal.