Asset-based capital arranged through direct private lender relationships. Closings in 7 to 21 days.
Hard money exists for one situation: the deal is real, the equity is real, and there is not enough time to do it the conventional way. A seller with a hard closing date. A maturity that already passed. A sale date on a court calendar. An auction deposit that has to be replaced in ten days. When the timeline is the binding constraint, the question stops being what rate is available and becomes which lender can actually perform inside the window.
The underwriting is the asset. Value, equity, title, and how the loan gets repaid. Our partners do not care about FICO, tax returns or heavy documentation. Seven to twenty-one days is normal. We have the ability to close inside 24 to 48 hours.
What the property is, where it sits, and what it is genuinely worth today. Hotels, multifamily, retail, industrial, office, mixed-use, self-storage, land, healthcare, dealerships, gas stations, marinas and special-use, in 47 states, including the rural markets national lenders decline on population alone. The appraisal is the file. If the asset is real, the collateral is placeable.
The gap between what the property is worth and what is owed against it. That cushion is the lender's protection and the borrower's leverage. A file at 55 percent of value gets terms a file at 75 percent will never see, and the difference is larger than most borrowers expect. If there is real equity, there is almost always a structure.
Private capital is short-term money. Every lender underwrites how it gets repaid and whether the borrower can carry the asset until it does. A signed contract, a refinance the property supports once stabilized, a lease-up with real demand, or a finished renovation with comps behind the number. The story can be complicated. The exit cannot be vague.
Hard money on this desk is not a directory of rates and a follow-up email. It is direct relationships with private balance-sheet lenders, debt funds, and family offices that price for speed and underwrite to the asset. The borrower gets multiple sources priced against one another, terms reviewed by an attorney before signature, and a single point of contact from intake through closing. That is the difference between a hard money quote and hard money capital that actually funds the way the deal needs it to.
Purchases where the seller will not wait sixty days for a bank. Up to 75 percent of value, priced off the collateral and the exit instead of tax returns or a DSCR worksheet. Auction and courthouse-step acquisitions, 1031 replacement property inside the identification window, and deals where a prior lender fell out days before closing. Interest reserve funded at closing on most structures.
Equity recapture on stabilized and unstabilized assets. Pulling capital for the next acquisition, retiring merchant cash advances taking daily draws out of an operating account, taking out a matured loan the existing lender will not extend, and bridge-to-bridge where the current position has run out of runway. Second position considered where the first lender consents.
Acquisition and renovation in a single facility, with rehab funds drawn against completed work. Light cosmetic through full gut, repositioning, unit-mix conversion, adaptive reuse, and lease-up capital carried through stabilization. Also the file most lenders will not touch: a completed building at certificate of occupancy with no operating history, where the construction lender wants out and the permanent lender wants twelve months of trailing performance.
The hardest collateral to place. Raw and entitled land, finished lots, horizontal infrastructure, environmentally complex parcels, and assemblage. Gas stations and c-stores with tank and remediation history, dealerships, car washes, marinas, restaurants and franchise real estate. Rural and small-market property where national lenders hold population floors. Where an appraisal comes back on leased fee, or with highest and best use tied to the operation, we know which desks underwrite to fee simple instead.
Notice of default, lis pendens, judgment entered, inside or past redemption, or a sheriff sale already on the calendar. Discounted payoff negotiation and the capital behind it, forbearance and workout takeouts, receivership, partition and estate-driven sales, and bankruptcy exits where the plan requires a refinance. The first thing we confirm is the docket and how many adjournments remain, because that determines what is actually possible.
Financing secured by mortgage paper instead of real property. Note-on-note facilities to fund the purchase of a first mortgage, hypothecation lines against notes already held, and collateral assignment of the note, mortgage, judgment and enforcement rights. Seller-financed and land-contract portfolios, including partials where the holder takes cash today and keeps the tail. The desks that advance against note collateral are a genuinely short list.
Hard money moves on relationships and timing. Reach out directly. Aren or Karina will speak with you personally about the file.
(561) 410-2098