Close fast on flips, rehabs, and bridges. Transparent terms, funded draws, and lender-ready ARV and DSCR from our AI analyzer.
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)
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
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
Get Your Hard Money Quote
Complete the short form below to receive your term sheet in 24–48 hours. Secure file upload options provided after submission.
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