How is private (hard money) lending different from a bank loan?

We are asset-based, which means we underwrite the property, its equity, and your business plan rather than your personal income and tax returns. That lets us fund in days instead of the 30 to 60+ days a bank takes, on short interest-only terms built around a flip, refinance, or sale. You pay a higher rate than a bank in exchange for speed, flexibility, and certainty on deals a bank cannot fund in time.

How fast can you close?

Fix and flip and residential bridge loans typically close in 5 to 7 days once we have your basics. Rental (DSCR) loans usually take 2 to 3 weeks because of the appraisal and rent verification, and SBA financing runs 30 to 90 days. The biggest variable is how quickly title, insurance, and your documents come together.

Do you check credit, and is there a minimum score?

We do run credit, but on our asset-based loans it carries far less weight than at a bank, and weaker credit can often be offset with a larger down payment or lower leverage. There is no personal income test on these programs. Credit matters most on long-term rental loans, where we look for a 640 minimum and it affects your rate and leverage.

Do I need to provide income documents or tax returns?

Generally no. Our bridge, fix and flip, and construction loans qualify off the property and your equity, and our DSCR rental loans qualify off the property's rent, so we do not ask for W-2s or pay stubs. We will want to see bank statements or proof of reserves. SBA and conventional investment loans are the exceptions and are fully documented.

What do you need to give me a quote?

Just the basics of the deal: the property address or type, the purchase price or current value, your rehab budget, the loan amount, and your exit plan. We can often pre-qualify you over the phone or through a short application and issue a proof-of-funds letter before you are even under contract.

What is a point, and how do your rates compare to a bank?

A point is an upfront fee equal to 1% of the loan amount, and origination on private loans typically runs 1 to 3 points. Our rates are higher than a bank, generally in the high single digits to low teens depending on the program, because the loans are short, fast, and flexible. When you compare offers, weigh the rate and the points together as your true cost of capital.

Direct private lending in most states

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For Partners · 4 min read

How Real Estate Agents Win (and Keep) Investor Clients

The short answer

Investor clients transact often and refer well, but they expect speed and know-how. Here's how agents win them and keep them coming back.

Agents win investor clients by speaking their language, deals and numbers, and by surrounding them with a team that moves fast. Investors transact far more often than retail buyers and refer other investors, so they are worth building a practice around.

What investors actually want from an agent

Deal flow — properties that pencil, not just listings.
Speed — they compete on fast closings and expect you to keep up.
A team — a lender, a title company, and contractors who perform.
Numbers fluency — ARV, rent, cap rate, DSCR, you can talk shop.

Bring the financing relationship

One of the highest-value things you can offer an investor client is a fast, reliable lender. When your client's financing performs, your deals close, you look like a pro, and they bring you the next one. A slow lender, by contrast, makes you look slow.

Keep them for life

Track their goals, send deals that fit, and stay close between transactions. An investor who trusts your team will transact with you for years and refer their network.

Frequently asked

How do real estate agents get investor clients?

By offering real deal flow, moving fast, speaking the numbers (ARV, rent, DSCR), and surrounding the client with a team, lender, title, contractors, that performs.

Why are investor clients valuable to agents?

They transact far more often than retail buyers, close fast, and refer other investors, so a few good investor relationships can anchor a practice.

How does a lender relationship help an agent?

When a client's financing performs, the deal closes and the agent looks like a pro. A fast, reliable lender is one of the most valuable things an agent can bring an investor client.

Rates, leverage, and timelines mentioned in this guide are typical figures, subject to underwriting and market conditions. Not a commitment to lend. Nothing here is legal, tax, or investment advice.

Related programs

Rental / DSCR Fix and Flip

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DSCR Loan vs Hard Money Loan Hard Money vs Private Money

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