Hard Money Refinance

Refinancing out of a hard money loan is the most important part of any short-term deal. Hard money rates run 10-12%. Every month you stay is expensive.

The two most common exit refinances:

DSCR loan — if the property has a tenant and cash flows at 1.0+ DSCR, this is the cleanest exit. Qualifies on rent, not your income. Closes in 3-4 weeks. Run your numbers in the DSCR calculator →

Bank statement loan — if you're self-employed and the property is becoming your primary residence or you're holding it as a rental without full stabilization.

Start planning your refinance 60-90 days before maturity. Not after. The lenders I close DSCR refinances with want a 30-day rate lock window plus 30 days for appraisal and underwriting — get the file open early and you exit clean.

Most people hear "hard money" and think investment properties — but hard money loans work for primary residences too. I use them all the time for buyers who need to move fast or don't fit neatly into a conventional box.

If you've got credit issues, need to close in under two weeks, or you're bridging the gap between selling one home and buying another — a hard money loan on your primary residence can be the right play.

The key difference is that owner-occupied hard money loans come with extra regulatory protections. That means slightly more paperwork than an investment deal, but you still get the speed and flexibility that makes hard money worth it.

Once you're in the home and stabilized, I help you refinance into a conventional or FHA loan at a lower rate. Think of hard money as the bridge — not the destination.

I close hard money loans for primary residences in California and Texasregularly — reach out and let's talk about your situation.

A fix and flip loan rolls your purchase price and rehab budget into one short-term loan. You buy the property, renovate it, and either sell it for a profit or refinance into long-term financing — all without tying up your own cash for months.

These loans are typically 6-18 months with interest-only payments. The lender funds based on the property's after-repair value (ARV), which means your profit potential is what matters most.

Single-family homes, duplexes, and small multifamily properties all work. The property needs to have clear upside — lenders want to see that the numbers make sense after renovation.

Who qualifies? Honestly, the deal matters more than you do. If the ARV supports the loan and you've got skin in the game (usually 10-20% down), most lenders will work with you regardless of experience level.

I help investors structure fix and flip deals every week. Give me a call and walk me through your project — I'll tell you exactly what's possible.

First flip? Don't overthink it. The biggest misconception beginners have is that you need years of experience to get a fix and flip loan. You don't.

Lenders care about the deal — your purchase price, rehab budget, and what the property will be worth when you're done. If those numbers work, you're in the game.

Start with a straightforward project. A cosmetic rehab on a single-family home is the easiest path for your first deal. I walk first-time flippers through the process every week — from finding the right loan to planning your exit strategy.