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 don't 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 €” I don't do that. First liens only.

Yes, 100% of the approved rehab budget. It's 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 don't 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'll tell you directly.

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 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'm 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.
Submit your deal €” I underwrite the deal, not the resume →

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 don't €” 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 don't 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's what matters. I underwrite the asset, not where the borrower is based.

Single-family, 2€“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 doesn't disqualify it. I've 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 + $4,000 points = $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'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 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 isn't 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 doesn't, I tell you why. No limbo, no ghosting.

Any licensed title company the borrower chooses. I don't require a specific title company and I don't have referral arrangements. Use someone you've 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's also why I can give you a same-day answer.

Same-day once title is ready. I don't hold docs. As soon as title sends the closing package, it can be signed. If you're ready and title is ready, there's 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'll know what's 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.