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

Call us anytime at 512-617-9400

Apply now

For Partners · 4 min read

How to Get Your Cash Buyers Funded Fast

The short answer

A buyer who can't close costs you the deal. Here's how wholesalers and dispo teams line up fast financing so their cash buyers actually perform.

The fastest way to get your buyers funded is to line up a direct lender before the deal, not after. When your buyer already has a relationship with a fast, asset-based lender, they can typically get a same-day term sheet and fund within 48 hours of clear title, subject to underwriting, so your assignment or double close stays on schedule.

Why "cash buyer" rarely means actual cash

Most of your "cash" buyers are really using short-term hard money. They look like cash to the seller because they close fast and skip the bank, but the financing still has to perform, and offer terms should be represented accurately in the contract, since hard money closes like cash but is not cash. If their lender is slow, your deal slips.

How to set your buyers up to close

Point them to a direct lender that underwrites in house and funds on the asset, not the bank's timeline.
Get a proof-of-funds letter in hand before they offer, so the seller takes them seriously.
Pre-qualify the buyer early, so the only variable left is title and insurance.
Send the deal details up front, the purchase price, rehab, and exit, so the term sheet comes back fast.

The partner advantage

When you bring a preferred lender to your buyers, you stop losing deals at the finish line and you become the wholesaler whose contracts actually close. That reputation is what fills your buyers list.

Frequently asked

How do wholesalers get their buyers funded quickly?

By connecting buyers with a direct, asset-based lender before the deal. Pre-qualified buyers with a proof-of-funds letter can typically get a same-day term sheet and fund within 48 hours of clear title, subject to underwriting.

Do cash buyers really pay all cash?

Often not. Many cash buyers use short-term hard money that closes fast and skips the bank, which looks like cash to the seller. The financing still has to perform on time.

How can I keep deals from falling through at financing?

Line up a fast lender up front, get a proof-of-funds letter before offers, and pre-qualify the buyer so the only remaining variable is title and insurance.

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

Fix and Flip Transactional Funding

Compare your options

Hard Money vs Private Money Hard Money vs Conventional Loan

Ready to put this to work?

Get real terms, usually same day. No obligation, no hard credit pull to start.

Apply now Talk to us