Practical writing on private money lending for real estate investors.
How hard money, fix and flip, construction, DSCR and commercial loans actually work, when bridge financing beats waiting on a bank, what junior liens and cross-collateralization make possible, and how investors put short-term capital to work. Written by the people who make the loans - not a content farm.
This blog started when we wrote one kind of loan. Today we lend on every stage of an investment, in 40 states, and we built the tools to find and price a deal before you write the offer. We are the lender on every loan. Every program returns an instant term sheet and closes in 2 weeks.
Buy with cash-buyer speed. Acquisitions, refinances, cash-outs, junior liens, cross-collateral, and special situations.
The purchase and the renovation in one loan: up to 90% of the price and 100% of the rehab budget in draws. Program maximums, not a quote.
The lot and the build for experienced builders: up to 75% of the land with permits and 100% of the construction budget in draws. Program maximums.
Hold the rental long term on a 30-year fixed loan, qualified on the property's own rent. One rental or a whole portfolio.
Thirty-year fixed on office, retail, industrial, mixed-use and 5+ unit multifamily: up to 75% of value, $100,000 to $5,000,000. Program maximums.
Every program side by side, and how they run in sequence: buy it, build it, keep it, repeat.
Active listings where the seller wants cash or hard money, with our financing shown on each listing page. We are the lender, not the listing agent.
Answer a few questions and see the program, the rate and the maximum loan instantly. Request the term sheet from the same screen.
Enter the address and your plans. It looks up as-is and after-repair comps from recent nearby sales, each one editable.
DSCR, renovation budget, draw schedule, cross-collateral, and the exit stress test. Live in your browser, with your numbers.
The application, the needs list, the documents and a direct line to our team, in one login from the first number to the closing.
Every program lends in the same 40 states. See the current state list before you write the offer.
Research-backed perspective for investors who need to understand the opportunity and move when it is real.
Clear thinking on hard money, real estate strategy, and the decisions that help experienced investors keep moving.
We lend on every stage of an investment now: bridge, fix and flip, ground-up, DSCR, and commercial and mixed-use. What each program is for, how Live Deals and Price a Deal work, and how to use the whole platform from the first look to the closing.
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A rental loan measures the rent against the whole monthly cost of owning the property, not just the mortgage. The five numbers in that cost, where the real ones come from, and why taxes and insurance move the ratio more than the rate does.
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Hard money describes who lends and how. A bridge loan describes the job the loan does. For most investor deals they name the same loan, with two exceptions worth knowing and six terms worth comparing instead of the label.
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Everyone plans the first three letters - the model compounds or collapses on the fourth. When a property is actually ready to refinance, what seasoning means in plain English, and the trap on each side of the window.
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A ratio under 1.0 is a reading at one set of assumptions, not a verdict on the deal. Loan size, payment structure, rent evidence, and cost lines all move it - one worked example, carried through every dial.
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The term has a branding problem. The product does not. Hard money is execution capital - and some of the most sophisticated investors in real estate use it on purpose.
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Why 35% borrower equity matters at 1PC: no appraisal on qualifying California transactions, a close in 2 weeks, and stronger execution behind the investor's offer.
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A hard money loan and a 30-year consumer mortgage are built for different jobs. The useful comparison is total cost, timeline, execution risk, and what the capital makes possible.
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What investors should watch as trillions in real estate wealth move between generations and long-held properties enter a new decision cycle.
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