Yes. I fund first-time and early-stage operators every month. What I'm underwriting is the deal, not your track record. I want to see a realistic purchase price, a 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.
No published 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 don't — better to know on day one than at day 7.
Property address, purchase price, estimated rehab budget, exit plan, and timeline. That's enough for a same-day answer. Once we're in due diligence I'll ask for contractor scope, insurance binder, and a few supporting docs.
Yes. The property is in Florida. That's what matters. I underwrite the asset, not where the borrower lives.
None. 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.
No. Fix-and-flip on existing structures only.
Yes. Most borrowers close in an entity. Bring your LLC operating agreement and articles of organization to closing.
Rates and Costs
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.
Speed, flexibility, and asset-based underwriting cost more. A bank needs 30 to 60 days, two years of tax returns, a full appraisal, and a W-2. I need 5 to 10 days and a deal that pencils.
$200K loan at 12% IO, 2 points, 9-month hold: $18,000 interest + $4,000 points = $22,000 total loan cost. Know it before you sign.
No. What's on the term sheet is what closes. I don't re-price at closing. That practice exists in the industry. I think it's a garbage move and I don't do it.
No standard prepayment penalty. Sell in month 3 on a 9-month loan, you pay 3 months of interest and you're done.
Extensions available. Cost and terms spelled out in the original term sheet. Come to me 30 to 45 days before maturity if the project isn't done. Waiting until the maturity date makes the conversation harder for both of us.
The Process
Fastest was 3 business days. Typical is 5 to 10. Speed depends on title turnaround, appraisal/BPO scheduling, and how fast your side delivers documents. Most hard money delays happen on the borrower side, not mine.
Same-day answer. If the deal works, written term sheet within 24 hours. If it doesn't, I tell you why. No limbo.
Standard fix-and-flip loans typically use a BPO, which is faster and cheaper. Larger or unusual deals may require a full appraisal. I'll tell you which at term sheet.
No. Up to 85% of purchase plus 100% of rehab. You bring the 15% down. 100% of purchase requires a second lien — I don't do that. First liens only.
No. Business purpose loans only.
Draws
Submit draw request with photos and percentage-complete estimate. Inspection within 48 to 72 hours. Funds wire within 24 hours of clean inspection. No interest on undrawn funds.
As many as the project requires. No artificial limit. Tied to completion milestones.
Inspector marks what's incomplete. Finish the work, request re-inspection. No re-inspection fee on first resubmission.
Yes. I need contractor's license, bid, and full scope before closing.
No. Interest on drawn funds only.
Florida and Markets
Yes. I've funded deals across Tampa Bay, Orlando metro, South Florida, Northeast Florida, and Southwest Florida.
Yes. Lakeland, Ocala, Fort Myers, Cape Coral, Gainesville, Palm Bay — if the deal pencils, the market doesn't disqualify it.
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.
Investor FAQ
Capital partners lend on specific deals as a note secured by a first-lien deed of trust. Fixed return, agreed in writing. That page is coming — reach out via Contact in the meantime.
No. Deal-by-deal only. You know the property, borrower profile, loan terms, and collateral before you commit.