Hard Money Loans for Real Estate Investors
Fast, asset-based real estate financing where the property leads. Close in days, not months — for fix-and-flips, bridge situations, and ground-up projects banks move too slowly to fund.
Check Hard Money Eligibility — Free →In real estate, speed wins deals. The best opportunities — a distressed property, an auction, a motivated seller, a flip that pencils out perfectly — rarely wait the 45 to 60 days a conventional mortgage takes to close. By the time a bank finishes underwriting, the deal is gone. Hard money exists to solve exactly that problem.
A hard money loan is short-term real estate financing underwritten primarily on the property and the deal, not on years of tax returns and a perfect credit file. Because the lender is secured by the asset, decisions are fast and closings happen in days. For investors, that speed is the whole point: it lets you act like a cash buyer and capture deals others cannot.
Martimus Financial connects real estate investors with hard money capital for fix-and-flips, bridge situations, rehabs, and new construction. We size the loan to your deal, move at the speed the opportunity demands, and structure terms around a clear exit.
What Is a Hard Money Loan?
A hard money loan is a short-term loan secured by real estate and funded by private or specialty lenders rather than banks. The defining feature is that the property — its current value, or its projected value after improvement — carries the loan. Your credit and income matter, but they are secondary to the asset and the strength of the deal.
Hard money is used across several investor scenarios:
- Fix-and-Flip: Purchase and renovate a property, then sell for profit. Loans are often sized against the After-Repair Value (ARV).
- Bridge Financing: Cover the gap between buying a new property and selling or refinancing an existing one.
- Ground-Up Construction: Fund new build projects in stages tied to construction draws.
- Rehab & Reposition: Renovate and stabilize a property before a long-term refinance.
Because these are short-term loans, every hard money deal is built around an exit — the sale or the refinance that pays the loan off. A clear, realistic exit is the single most important element of any hard money request.
Who Qualifies for Hard Money?
Hard money is built for real estate investors. Qualification centers on the property, the deal, and your exit strategy — with credit and experience as supporting factors rather than gatekeepers.
Lenders evaluate the property’s value (and ARV for rehab deals), how much of your own capital is in the deal, and whether your exit is realistic given the market and timeline. Investor experience helps and can earn better terms, but many programs fund first-time investors with a strong deal. A lower credit score that would sink a bank application is often workable here, because the asset secures the loan.
Common Uses for Hard Money
- Winning Competitive Deals: Close fast and act like a cash buyer on properties that will not wait.
- Auction & Foreclosure Purchases: Fund acquisitions with tight closing deadlines.
- Renovation Capital: Cover both purchase and rehab so you are not funding the work out of pocket.
- Bridging a Sale: Buy the next property before the current one sells.
- Distressed or Unconventional Properties: Finance assets banks will not touch in their current condition.
- Construction Draws: Fund a ground-up build in stages tied to project milestones.
Hard Money Rates, Terms & Structure
| Feature | Fix-and-Flip | Bridge Loan | Ground-Up Construction |
|---|---|---|---|
| Loan Basis | Up to ~75% ARV | Up to ~75% LTV | Up to ~80% of cost |
| Term | 6–18 months | 6–24 months | 12–24 months |
| Rate | ~9–13% | ~9–12% | ~10–14% |
| Points | 2–4 | 1–3 | 2–4 |
| Speed | 5–14 days | 5–14 days | 1–3 weeks |
Ranges shown are illustrative. Actual rates, points, and leverage depend on the property, the deal, your experience, and current conditions. Not a commitment to lend.
Benefits of Hard Money
- Speed: Close in days rather than the weeks a bank requires — the decisive edge on competitive deals.
- Asset-Based Approval: The property and deal lead, so credit and income are not the gatekeepers.
- Funds the Whole Deal: Many programs cover purchase plus rehab, preserving your cash.
- Flexible Properties: Finance distressed or unconventional assets banks decline.
- Leverage for Investors: Do more deals at once by putting less of your own capital in each.
- Short Commitment: Pay it off at your exit — no decades-long obligation.
Potential Drawbacks to Consider
- Higher Rates & Points: Hard money costs more than a conventional mortgage. The return on the deal must justify the cost of speed — we help you run those numbers before you commit.
- Short Terms: These loans come due quickly. A delayed renovation or a slow sale can pressure your exit, so realistic timelines matter.
- Exit Dependency: The entire structure relies on your exit. If the sale or refinance stalls, you need a backup plan — we stress-test the exit up front.
How to Get a Hard Money Loan
Submit Your Free Application
Apply at martimusfinancial.com/apply in about 2 minutes. Tell us the property, the purchase price, the rehab budget, and your exit plan.
We Evaluate the Deal
A Martimus advisor reviews the property, the numbers, and the exit, then matches you to the hard money program that fits the deal and your timeline.
Term Sheet & Valuation
Receive your terms, leverage, and rate. The property is valued, and remaining items are confirmed quickly — speed is the point.
Close Fast
Close in days and get to work. Construction and rehab funds are released on a draw schedule as your project progresses.
Frequently Asked Questions
Why Work With Martimus Financial?
Hard money terms vary widely — leverage, points, rates, draw schedules, and how a lender treats ARV can make or break a deal’s profitability. The wrong structure can erode your margin or leave you short on rehab funds halfway through a project. And when speed matters, you cannot afford to shop blindly while the deal slips away.
Martimus Financial knows which programs fund which deals, and we move at the pace real estate demands. We size the loan to your numbers, protect your margin, and structure around a realistic exit — so you can act decisively. Apply free today or call (919) 457-5200.
Related Funding Programs
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Apply Now — Free →All financing is subject to approval, underwriting, and property valuation. Rates, points, leverage, and terms vary by property, deal, investor experience, and current conditions. Ranges shown are illustrative and do not constitute a commitment to lend or an offer of credit. This page is for informational purposes only.
Frequently Asked Questions
What is a hard money loan?
Short-term financing secured mainly by real estate, able to close quickly because the property is the collateral.
Who uses hard money?
Real estate investors, fix-and-flip projects, and owners who need to close faster than banks allow.
How fast can it fund?
Hard money is built for speed on time-sensitive real estate deals.
Do I need great credit?
Approval focuses on the property and your plan, not credit score alone.