Hard Money Loans for Real Estate Investors | Fast, Flexible Funding

Meta description: Close fast on flips, rehabs, and bridge deals. Transparent rates, funded draws, and AI-backed ARV and DSCR to reduce re-trades. Get your term sheet in 24–48 hours. On-page copy (paste into your editor) H1 Hard Money Loans for Real Estate Investors Hero subhead Close fast on flips, rehabs, and bridges. Transparent terms, funded draws, and lender-ready ARV and DSCR from our AI analyzer. Primary CTA: Get a Hard Money Quote Secondary CTA: Run AI Deal Analysis Free Why investors choose our hard money options Close in days, not weeks Up to 70–75% of ARV or 75–80% as-is LTV Interest-only payments, 6–18 month terms Rehab draws funded on milestones First-time and experienced operators welcome AI-backed ARV, rent and DSCR to strengthen approvals What is a hard money loan A short-term, asset-based loan underwritten on the property, scope and exit plan rather than your tax returns. Ideal for fix-and-flip, BRRRR and bridge scenarios when speed and property condition matter. Rates, points and leverage explained Interest rate: typically 9–15% interest-only Points: 1–4+ at closing Term: 6–18 months (case-by-case to 24) Leverage: up to 70–75% of ARV or 75–80% as-is LTV LTC: often 85–90% of purchase plus up to 100% of rehab, capped by ARV Reality check: speed and certainty beat the lowest rate in this lane. We structure deals to survive timelines, change orders and rate noise. Use cases and best exits Use case Typical term Leverage guide Best exit Fix-and-Flip 6–12 months Up to 70–75% of ARV Resale after rehab Bridge to Refi 6–18 months Up to 75–80% as-is LTV DSCR or conventional refi BRRRR 9–18 months Purchase + rehab capped by ARV Refi to DSCR, hold Light Value-Add SFR 9–12 months 75% as-is LTV, rehab draws Rent-stabilize then refi Small Multifamily (2–8) 9–18 months Project-based leverage Stabilize then DSCR refi What you need to get approved in 48 hours Property address and photos (front, rear, street, issues) Purchase contract or payoff (if refinance/bridge) Scope of work with line-item budget and timeline Expected ARV with 3–5 supporting comps Exit plan (sale comps or DSCR-viable refi) Entity docs, ID, insurance binder, proof of funds Upload pack checklist: contract, scope & budget, comp set, contractor info, bank statements (last 2), any permits/quotes. How ToInvested’s AI Analyzer strengthens your approval ARV you can defend: AI-filtered comps weighted by distance, age, bed/bath match and condition notes Rent and DSCR sanity checks: vacancy, taxes, insurance and capex modeled realistically Risk flags: rehab scope gaps, timeline pressure, permit triggers and insurance shocks Exportable reports: lender-friendly PDF with inputs, assumptions and sensitivity bands CTA: Run your AI ARV and DSCR now Quick math you can trust on the spot Max Purchase Offer (flip): Max Offer ≈ 70% × ARV − Rehab − Closing − Lender Fees − Desired Profit DSCR (rental exit): DSCR = Net Operating Income ÷ Annual Debt Service → Target ≥ 1.20–1.25 Contingency: Add 10–15% to rehab to survive surprises Draw management that keeps projects moving Clear milestones tied to photos and receipts 1–3 business day draw reviews Optional inspector verification for larger budgets Change-order process baked into scope tracking Common pitfalls we help you avoid Outlier comps inflating ARV Underfunded rehab and no contingency Exit plans relying on best-case rates or timelines GC without permits, insurance or draw experience FAQs How fast can I close As fast as title is clear. Expect term sheet in 24–48 hours with a complete upload pack. What credit score do I need Credit matters less than equity, scope and exit. Lower scores may see tighter leverage or pricing. Are first-time flippers eligible Yes. We’ll structure conservatively and may require stronger reserves and oversight. How are rehab draws funded Milestone-based with photo evidence and receipts; larger budgets may require inspector sign-off. What happens if my budget changes Submit a documented change order. We help re-sequence milestones and adjust reserves if viable. Can I use a DSCR refi as my exit Yes. We model DSCR upfront to confirm take-out feasibility before you start. Lead form fields to capture (keep it short) Full name, email, phone Property address Purchase price or payoff Rehab budget and timeline Expected ARV or monthly rent (if rental) Exit plan: sell or refi Experience level: first deal, 1–3, 4+ File uploads: scope, photos, comps CTA button: Get My Hard Money Quote Post-submit workflow (Mailerlite/CRM) Auto-reply: Thanks + checklist + link to upload docs Day 0: AI Analyzer link to generate ARV/DSCR PDF Day 1: Guide to funding draws and avoiding re-trades Day 3: Case study: flip timeline and budget control Day 5: Book a call link + pre-approval doc request Internal links to add AI Property Analyzer → /ai-property-analyzer/ DSCR Calculator → /dscr-calculator/ ARV Calculator → /arv-calculator/ Rental Cash Flow → /rental-cash-flow-calculator/