Frequently Asked Questions

Fastest was 3 business days. Typical is 5 to 10. Speed depends on title turnaround and how fast your side delivers documents. Valuation is done internally, no third party appraisal, no scheduling delay on my end. Most hard money delays happen on the borrower side, not mine.
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Up to 85% of purchase price plus 100% of the rehab budget, subject to a maximum LTV at ARV. The specific loan amount is on the term sheet. I do not do verbal commitments. Minimum loan size is $75,000. No published maximum, large deals are evaluated case by case.

No. Up to 85% of purchase plus 100% of rehab. You bring the 15% down. 100% of purchase would require a second lien and I do not do that. First liens only.

Yes, 100% of the approved rehab budget. It is held in reserve and released in draws as work is completed. You submit a draw request with photos, I schedule an inspection within 48 to 72 hours, and funds wire within 24 hours of a clean inspection. You do not pay interest on undrawn rehab funds.

Case by case. Small mixed use and light commercial in active markets, yes. Large retail, office, or industrial, not my primary focus. Send me the deal and I will tell you directly.

Property address, purchase price, estimated rehab budget, exit plan, and timeline. That is enough for a same day answer. Once we are in due diligence I will ask for the contractor scope, insurance binder, and a few supporting docs.
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Yes. I fund first time and early stage operators every month. What I am underwriting is the deal, not your track record. Realistic purchase price, credible rehab scope, a property that comps at your ARV, and a clear exit. If those four things hold up, your experience level is a secondary factor, not a disqualifier.
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No hard minimum. A 620 with a clean deal and realistic numbers can outperform a 750 with a flawed scope in my underwriting. If your credit has real issues, tell me upfront. We work around it or we do not, better to know on day one than at day 7.

None required. Zero prior deals does not disqualify you. More experience does affect your rate and terms, newer operators price at a slight premium, but it does not lock the door.

Yes. Most borrowers close in an entity. Bring your LLC operating agreement and articles of organization to closing. If you do not have an entity yet, you can form one, just do it before closing, not after.

Yes. The property is in one of our active states, that is what matters. I underwrite the asset, not where the borrower is based.

Single family, 2 to 4 unit, and small multifamily on existing structures. Light commercial case by case. No ground up construction. No owner occupied residential. No mobile homes or manufactured housing.

Active: TX, FL, TN, GA, AL, AR, AZ, CO, VA, UT, ID, MO, NC.
Case by case: OH, IN, WI, MI, KY.
Do not lend: NY, NJ, IL, MA, CT, VT, ME, DE, MD, NM.

Yes. Lakeland, Ocala, Fort Myers, Cape Coral, Gainesville, Palm Bay, if the deal pencils, the market does not disqualify it. I have funded deals in secondary and tertiary Florida markets. What matters is the comp support for the ARV.

No. Business purpose loans only. If you plan to live in the property, this is the wrong product.

No. Fix and flip on existing structures only. Gut rehabs are fine, as long as the foundation and frame are standing.

Fix and flip rates run 10% to 13% IO depending on FICO, experience, LTC, and deal type. Points run 1.5 to 3 at origination. Every cost is on the term sheet before you commit to anything.

$200K loan at 12% IO, 2 points, 9 month hold: $18,000 interest plus $4,000 points equals $22,000 total loan cost. Know it before you sign.
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Speed, flexibility, and asset based underwriting cost more. A bank needs 30 to 60 days, two years of tax returns, a formal appraisal, and a W-2. I run my own valuation internally, respond the same day, and make decisions based on the deal, not the paperwork. The premium is for certainty and speed, not profit margin.

No. What is on the term sheet is what closes. I do not re price at closing. That practice exists in the industry. I think it is a garbage move and I do not do it.

No standard prepayment penalty. Sell in month 3 on a 9 month loan, you pay 3 months of interest and you are done.

Extensions are available. Cost and terms are spelled out in the original term sheet. Come to me 30 to 45 days before maturity if the project is not done. Waiting until the maturity date makes the conversation harder for both of us.

Same day answer. If the deal works, a written term sheet within 24 hours. If it does not, I tell you why. No limbo, no ghosting.

Any licensed title company the borrower chooses. I do not require a specific title company and I do not have referral arrangements. Use someone you have worked with before, it makes closings faster.

No. I run my own internal valuation, comps, ARV analysis, market data, using my own tools. No appraisal fee for you and no scheduling delay. It is also why I can give you a same day answer.

Same day once title is ready. I do not hold docs. As soon as title sends the closing package, it can be signed. If you are ready and title is ready, there is no wait on my end.

Yes, where permitted by state law. Most of the states I lend in allow RON (Remote Online Notarization). Confirm with your title company, they will know what is available in your state.

Capital partners lend on specific deals as a note secured by a first lien deed of trust. Fixed return, agreed in writing before capital is deployed. You know the property, borrower profile, loan terms, and collateral before you commit. Reach out via Contact.

No. Deal by deal only. You know the property, borrower profile, loan terms, and collateral before you commit. No blind pools, no fund structures.