Hard Money & Bridge Loans for Real Estate Investors Close on the property's equity and your exit plan, not your tax returns.
Equity. Exit strategy. Timeline. Tell us the deal, and a licensed loan expert will tell you if hard money fits and how fast it can close. No personal income verification.
Term sheet usually within 24 hours* · No obligation
How much can the property support?
Hard money is sized on the property's value, not your income. Enter the value and the loan you need to see your loan-to-value (LTV).
What we look at instead of income
- EquityValue & LTV
- Exit strategySale or refinance
- TimelineClose date & hold period
- PropertyType & condition
- PurposeBusiness / investment
When investors use hard money loans
Short-term capital for deals where speed, property condition, or timing rules out a bank loan.
Bridge financing
Close fast on an investment purchase, then refinance into long-term financing once the property is stabilized.
Cash-out refinance
Pull up to 70% LTV from an investment property you own to fund your next acquisition.
New construction
Finance up to 75% of total project cost on ground-up investment builds, with 12–24 month terms.
Value-add & repositioning
Fund properties that need work before they can qualify for a conventional or DSCR loan.
Time-sensitive purchases
Compete with cash buyers on auctions, discounted purchases, and short closing windows.
Mixed-use & 1–8 units
Single-family, condos, townhomes, 1–8 unit multifamily, and mixed-use properties. For larger commercial deals, see hard money commercial.
Hard money loan rates and requirements
Your rate depends on LTV, property type, experience, and term. Tell us the deal and we'll price it.
| Program | Starting rate | Max leverage | Term | Min loan |
|---|---|---|---|---|
| Bridge loan | From 7.99%* | 75% LTV | 6–24 months | $100,000 |
| Cash-out refinance | From 7.99%* | 70% LTV | 6–24 months | $100,000 |
| New construction | From 7.99%* | 75% of total cost | 12–24 months | $150,000 |
Credit scores of 600+ considered. Business-purpose, non-owner-occupied investment property only. Need a 30-year hold instead? See DSCR rental loans. All loans subject to underwriting approval and program guidelines. Not a commitment to lend.
Every hard money loan needs a clear exit
Hard money is short-term by design. Before we fund, we confirm how the loan gets paid off. A clear exit is what gets deals approved quickly.
Refinance into DSCR
Once the property is rented, refinance into a long-term DSCR loan that qualifies on the rent.
Sale of the property
Pay off the loan from sale proceeds, with a realistic timeline and value supported by comparable sales.
Other payoff source
Repay from the sale of another property, a business event, or other documented funds.
Hard money loan requirements: what you'll need
The file is built around the property and the plan, not your personal income.
What you'll provide
- Purchase contract, or current mortgage statement for a refinance
- Property details: type, condition, and current value
- Written exit strategy and expected timeline
- Scope of work and budget, for construction or value-add projects
- Bank statements to verify down payment and reserves
- Entity documents, if closing in an LLC
What you won't need
- Personal tax returns
- W-2s or pay stubs
- Employment verification
- Debt-to-income (DTI) qualification
From deal review to funding
- Share the dealProperty, purchase price or value, loan amount, closing date, and your exit plan.
- Get a term sheetUsually within 24 hours*, with leverage, rate, term, and fees laid out.
- Valuation and titleWe confirm value and condition and open title and escrow.
- Close and fundMost hard money loans close in 5–10 business days*.
A closing date is on the line. Let's talk today.
Talk directly with a licensed loan expert who can tell you quickly whether the deal works and what it takes to close on time.
Hard money, or a longer-term loan?
Hard money costs more than long-term financing, so use it when speed or the property's condition calls for it.
Hard money fits if…
You need to close in days, the property won't qualify for a bank loan yet, or you're building or repositioning, and you have a clear sale or refinance plan.
Get terms for my deal →Holding a rental long term?
If the property already rents and cash-flows, a 30-year DSCR loan will usually cost less and qualify on the rent.
See DSCR loans →Buying a home to live in?
Hard money is for investment property only. Self-employed buyers can qualify for a primary home with bank statements, a P&L, or 1099s through Non-QM.
See Non-QM loans →Hard money loan questions
What is a hard money loan?
A hard money loan is a short-term, asset-based loan funded by private lenders rather than banks. Approval is based primarily on the property's value, your equity, and your exit strategy, not your personal income or employment.
Do I need to verify income for a hard money loan?
No. Hard money loans do not require personal income verification, tax returns, or W-2s. Qualification is based on the property value, loan-to-value ratio, and your exit strategy.
What credit score do I need for a hard money loan?
Programs are available for credit scores of 600 and above. Because the loan is asset-based, credit has less impact on approval than with a conventional mortgage, though it can affect pricing.
What is an exit strategy and why does it matter?
An exit strategy is how the loan gets paid off at the end of its 6 to 24 month term, usually by selling the property or refinancing into long-term financing such as a DSCR loan. Lenders need a clear, realistic exit before approving a hard money loan.
How fast can a hard money loan close?
Most hard money loans close in 5 to 10 business days, depending on appraisal, title, and underwriting. A term sheet is usually available within 24 hours of receiving the deal details.
How much can I borrow with a hard money loan?
Loan amounts start at $100,000 for bridge and cash-out loans and $150,000 for new construction. Leverage goes up to 75% of the property's value for bridge loans, 70% for cash-out refinances, and 75% of total cost for new construction.
Can I qualify for a hard money loan after a bankruptcy?
Possibly. Because approval is based mainly on the property and your exit strategy, borrowers with a prior bankruptcy are considered case by case under underwriting guidelines.
Can I use a hard money loan to buy a home to live in?
No. Hard money loans are for business-purpose, non-owner-occupied investment property. For a home you'll live in, look at conventional, FHA/VA, or Non-QM options.
Hard money vs. DSCR loan: which do I need?
Use hard money for short-term needs: a fast close, a property that doesn't qualify for long-term financing yet, or a construction or value-add project. Use a DSCR loan for a long-term hold on a rental that already cash-flows. Many investors use hard money to acquire and then refinance into a DSCR loan.
Have a closing date coming up?
Send us the property, the loan amount, your timeline, and your exit. A licensed loan expert will tell you what fits, with no obligation.
*All rates, timelines, and program details are subject to underwriting approval and program guidelines. The 7.99% starting rate is not guaranteed; the actual rate is determined at application and varies with credit profile, loan-to-value, property type, loan term, borrower experience, and market conditions. Borrowers with a prior bankruptcy are considered case by case. Term sheet and closing timelines are estimates and may vary with appraisal, title, and underwriting. Business-purpose, non-owner-occupied loans only. Not a commitment to lend. American Prime Rate LLC, NMLS# 2421810.