Close in days. Not in forty-five.
Fix and flip loans, hard money and bridge financing for Texas investors. We fund the purchase and the rehab, underwrite the deal instead of your tax returns, and move at the speed a distressed listing actually demands.
Does this flip actually pencil out?
Run the numbers the way a hard money underwriter runs them — after-repair value, loan sizing, carrying costs and your real profit at the closing table.
Estimates only. Selling costs assumed at 8% of ARV (agent commissions, title, concessions). Actual terms depend on the property, your experience and the lender. Not a rate quote or lending commitment.
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Free · Same-day term sheet on most deals · No obligation
The best deals never wait for a bank.
Hard money vs. a conventional loan
Different tools for different jobs. Conventional is cheaper capital; hard money is faster capital that will actually fund a rehab.
Price My Project| Hard Money | Conventional | |
|---|---|---|
| Time to close | Days | 30–45 days |
| Underwrites | The property & the deal | Your income & credit |
| Funds renovation | Yes — by draw | No |
| Distressed condition | Fine | Usually disqualifying |
| Term | 6–24 months, interest-only | 15–30 years amortized |
| Tax returns required | No | Yes |
| Close in an LLC | Commonly allowed | Generally not |
Deal types that qualify
Funding investors across Austin, Round Rock, Georgetown, Cedar Park, Leander, Kyle, Buda, Pflugerville, Hutto, Killeen, Temple and San Antonio — single-family, 2–4 unit, townhomes and condos.
Contract to keys in four moves
You don't need hand-holding. You need a term sheet before the seller signs someone else's offer.
Start Step OneScope of work and your comps are enough for a real read on leverage and pricing — usually the same day you send it.
We shop your file across our hard money panel, then order the appraisal or BPO that supports your after-repair value.
Rehab funds sit in reserve and release on inspection as each phase completes, so nobody is fronting the whole budget on day one.
Sell it, or refinance into a DSCR loan on the stabilized rent. We line the exit up before you ever close the entry.
How hard money loan terms are structured
Hard money loans are short-term instruments, typically running 6 to 24 months with interest-only payments during the term. Lenders size the loan against the property rather than your paycheck — commonly a percentage of the purchase price plus a percentage of the renovation budget, capped by an after-repair value ceiling. Two ratios drive everything: loan-to-cost, which measures your loan against purchase plus rehab, and loan-to-ARV, which measures it against the finished value. Most Texas hard money lenders will go to roughly 80–90% of cost and 65–75% of ARV, whichever constrains first.
What a private money lender actually evaluates
Because underwriting is asset-based, the deal carries the weight: purchase price relative to market, the scope of work, contractor bids, comparable sales supporting your after-repair value, and your track record on similar projects. Credit still influences pricing, and lenders want to see liquidity for carrying costs and a contingency reserve, but tax returns and personal debt-to-income ratios are not the gatekeepers they are in conventional lending. First-time flippers are financeable — experience improves your leverage and rate rather than being a hard requirement, and we will tell you upfront how a lender is likely to read your file.
Understanding the draw schedule
Rehab money is almost never handed over at closing. It is held in a reserve account and released in draws as work is completed and verified, usually by photo documentation or an on-site inspection. That structure protects the lender's collateral and protects you from a contractor who disappears with a full budget in hand. Plan your cash flow around it: you will typically front the first phase of work and get reimbursed, so build a small float into your reserve rather than assuming draw one arrives before demolition does.
Why the higher rate is usually the right trade
Hard money rates run well above a 30-year fixed mortgage, and investors new to the strategy often stall on that number. It is the wrong comparison. You are not holding this loan for thirty years — you are holding it for six to twelve months while you execute a renovation. Weigh the cost of capital against the spread on the deal and against the cost of losing the deal entirely to a cash buyer. An investor who buys $60,000 under market because they could close in seven days has paid for their financing several times over. An investor who lost that property waiting on conventional underwriting earned nothing at all.
The 70% rule, and where it breaks
The classic flipper's guideline says your purchase price plus rehab budget should stay under 70% of after-repair value, leaving room for financing costs, selling costs and profit. It remains a useful first filter, and our deal analyzer above checks it for you. But treat it as a screen, not a verdict — a light cosmetic rehab on a fast-moving street can work at 75%, while a gut renovation with permit risk in a slow submarket can lose money at 68%. Holding time is the variable most flippers underestimate, and it is the one that quietly erases margin through interest and taxes.
Planning your exit before you close the entry
Every hard money loan needs a defined exit, and the strongest investors decide theirs before signing. Two paths dominate. Sell the renovated property and take the spread. Or refinance into long-term financing once it is stabilized and leased — most commonly a DSCR loan qualified on the property's new rental income rather than your personal returns. That second path is the BRRRR strategy: buy, rehab, rent, refinance, repeat, recycling the same capital into deal after deal. We structure the front-end loan with the back-end refinance already in view, so your financing works as one plan instead of two transactions that collide at month twelve.
Hard money loan FAQ
Got a deal on the clock? Send it over.
Address, rehab budget, timeline. We will tell you what we can fund and how fast — and we will tell you honestly when the numbers do not work.