Hard money loans
The best deals go to whoever closes first.
A lump sumpriced on the property's as-is value, with no income docs and closings in days. Priced honestly for what speed is worth.
Program snapshot
Hard money at a glance
- Underwritten on
- as-is value + exit
- Leverage
- 60-70% of as-is value
- Structure
- lump sum, no draws
- Income docs
- none
- Closing
- 3-7 days, commitments ~24h
Program menus from specialty wholesale lenders. Terms vary by program and change without notice. Not an offer or approval.
Speed is the strategy. This is the fuel.
We broker dozens of wholesale lenders, including the private-money shops whose whole business is closing before everyone else.
3-7
days to close
Auction-speed money
Desktop valuations and automated pricing models replace the interior appraisal, so firm commitments come in about 24 hours and closings land inside a week. Foreclosure auctions and off-market sellers don't wait, and neither does this.
- Commitments in about 24 hours
- Desktop and model-based valuations
- Built for auctions and off-market wins
as-is
value is the whole file
The asset is the application
Pure hard money lends a lump sum against what the property is worth today, typically 60-70% of as-is value. No rehab scope, no draw schedule, no experience ladder, and credit barely gates. The equity in the deal is the underwriting.
- Lump sum at closing, no draws
- Typically 60-70% of as-is value
- No income docs, DTI, or W-2s
12-24
month acquisition bridge
Grab it now, sort it later
The investor acquisition bridge closes on the strength of the property and the exit plan: interest-only for 12 to 24 months while you stabilize, entitle, or wait out the market, then exit by sale or a 30-year DSCR refinance.
- Interest-only, 12-to-24-month terms
- Underwritten on value and exit
- Exit by sale or 30-yr DSCR refi
Which lane
Hard money
Fix & flip program
Rehab funds
None. Lump sum on as-is value
100% of the budget, staged draws
Underwritten on
The asset's equity
Deal + scope + track record
Leverage
60-70% of as-is value
To 90% of cost, 75% of ARV
Experience
Barely matters
Tiered: every flip is a raise
Best when
Speed and certainty, no reno plan
Renovating on a budget and an exit
Renovating on a budget and an exit? The Fix & Flip page is that lane, draws and ladder included.
Built for the deals banks won't touch
Fast money doesn't have to be careless money.
Tear-downs and the truly ugly
Fire damage, failed septic, hoarder houses, half-finished framing: properties no appraisal-driven loan will touch. As-is lending doesn't flinch, because the land and the location carry the value either way.
$0 down with portfolio equity
Own other property free and clear, or with deep equity? Cross-collateralization pledges that equity as secondary collateral under a blanket lien, and the next acquisition can close with nothing out of pocket. Your portfolio does the down payment's job.
Close like cash, refinance later
Win the deal with speed, then take your time on the permanent money: a DSCR or conventional refinance retires the hard money once the property is stabilized. The lump sum buys the negotiation; the refi fixes the cost.
Exit whenever. No penalty.
Select programs carry no prepayment penalty at all: sell in month three and pay the loan off in month three, keeping every dollar the quick exit earned. Speed in, speed out, nothing clawed back.
From found deal to funded, inside a week.
- 1
Send the address and the ask
The property, the price, and your exit plan. No income docs, no rehab scope. That's the whole file to start.
- 2
Commitment in about a day
We shop the specialty menu, the desktop valuation runs, and a firm commitment comes back fast, priced for what speed is worth.
- 3
Lump sum funds in days
One wire at closing, no draw schedule to manage, and the exit, sale or refinance, mapped before you commit.
The quick eligibility check.
- Commitments in about 24 hours
- Lump-sum funding, no draw schedule
- Typically 1-3 points, priced for speed
- 6-24 month terms
- Auctions, off-market, and tear-downs
- Cross-collateral options
- Soft credit pulls to pre-approve
Renovating with a scope and a budget? Our Fix & Flip programs fund the rehab itself. Keeping the property long term? DSCR is the standing exit.
Straight answers
What is a hard money loan?
Short-term, asset-based capital for investment real estate, underwritten on the property's as-is value and your exit plan instead of your income. It's the broad, original method of private lending: a lump sum, months not decades, funding in days, priced above bank money because speed and certainty are the product.
How fast can I actually close?
Firm commitments in about 24 hours and closings in 3 to 7 business days on top programs. The speed is structural: desktop valuations instead of interior appraisals, no income documentation to gather, and a file short enough to underwrite in a sitting. Title work is usually the pacing item.
Isn't hard money expensive?
Per month, yes, more than any bank loan, and anyone who dodges that question should worry you. But the product isn't the rate, it's the closing date. The deal you win at auction for 80 cents on the dollar pays for a lot of points, and no-prepay exits mean a fast flip or refi keeps the cost short. We quote the whole deal cost so you can price the money against the margin.
I'm renovating with a budget. Is this the right page?
Probably not, and the difference saves you money. If you have a rehab scope and an after-repair value, the structured fix and flip programs fund the renovation itself: higher leverage, staged draws, and pricing that rewards your track record. That's our Fix & Flip page. Hard money is for when the play is speed on the acquisition, not a construction budget.
I'm a homeowner trying to buy before I sell. Is this my loan?
No, and you'll be glad it isn't. Consumer moves between primary residences get their own buy-before-you-sell programs: equity unlocks, deferred payments, and offers with no home-sale contingency, underwritten as consumer credit with its own protections. That's our Buy Before You Sell page.
Found the deal? The clock started.
Two minutes to send the address, the price, and your exit. No cost, no obligation, and a commitment fast enough to win.
Guthix Lending • NMLS# 2672037 · Hard money loans are business-purpose loans for non-owner-occupied investment properties. Leverage, valuation methods, interest structures, prepayment terms, timelines, and pricing vary by program and change without notice; figures shown reflect the most favorable available tiers, and commitments and closings depend on title, valuation, and program conditions. Cross-collateralized loans place liens on the pledged properties. Not all borrowers or projects will qualify. This is not a commitment to lend or an offer of specific terms.