Hard money loan to flip houses is a short-term, asset-based facility: you buy, rehab, and exit. The lender underwrites the property and the business plan more than your W-2. If a shop cannot say who wires, what LTV they actually close, and how draws work, you do not have a lender — you have a pitch.
What a hard money loan to flip houses actually funds
A typical flip facility is interest-only, six to eighteen months, with points at origination and a rehab budget released in draws after inspection. Holdbacks and interest reserves are common. “Hard money” here means private capital on investment real estate — not a personal loan, not owner-occupied consumer credit.
Direct hard money lenders fund. Private money brokers introduce or package. Mix those roles and deposits go to the wrong party. Ask who wires, who underwrites, and who is paid on the intro before you send a file.
Compare before you send a package
Rate is not the deal. Ask for days from signed term sheet to funding on recent flips in this county; max LTV on purchase versus rehab; points and prepay; who inspects draws; and what an extension costs when the project slips. Then pattern-match that against written reviews — communication, speed, terms clarity, reliability — not one five-star testimonial.
We list lenders and brokers on those dimensions. Use the blog before you wire a deposit. Rankings for this category are coming; they will not be sold. Paid placement, if any, is labeled and kept off organic ranks. We do not suppress honest negative reviews.
Know the lender before you sign. Read the file. Compare two or three shops. Then do your own legal and numbers work. Nothing on this page is an offer to lend or a recommendation to use a particular professional. See how rankings will work . For statewide Florida capital, start with hard money loans Florida . For Texas, start with hard money loans Texas . For Central Florida, start with Orlando hard money loans . For L.A. County, start with hard money loans Los Angeles . Browse all ranking categories .
