Private / Hard Money
Asset-based capital. No income verification. Close in days.
Private hard money lending is underwritten on the property — not your W-2. If the deal makes sense and the numbers work, you can close in 7–14 days, compete with cash buyers, and move before conventional financing can even respond.
Interest Rate
10–12%
Origination Fee
~2%
Close Timeline
7–14 days
Loan Basis
Asset-based
Rate and fee vary by deal profile, LTV, and borrower experience. Terms subject to lender approval. NMLS# 2845865.
Who It's For
When conventional financing is not an option.
Private hard money is not for everyone — it carries a higher rate than conventional financing. But for deals that need speed, properties that don't conform, or investors with complex income, it is often the only tool that actually works.
Fix-and-flip acquisitions
Buy below market, renovate, and sell — with capital that moves on your timeline. Private lending closes fast enough to win competitive deals and bridge the renovation period.
Bridge financing
Buying a new property before your existing one sells? A bridge loan gives you the capital to move without waiting — and exits cleanly when your sale closes.
Properties that don't meet conventional criteria
Distressed properties, non-warrantable units, raw land, commercial-residential mixed use — private lending is underwritten on the asset, not the property's conforming status.
Self-employed and complex income investors
Two years of consistent W-2s is not the reality for every investor. Private lending evaluates the deal, not your tax returns — making it accessible to entrepreneurs and business owners.
Time-sensitive opportunities
Off-market deals, estate sales, and foreclosures move fast. Private capital that can close in 7–14 days positions you to compete with cash buyers — and sometimes win at a lower price.
First-time investors building a track record
Before you qualify for a revolving line of credit, you need a deal history. A private hard money loan on your first flip is how that track record starts.
Loan Structure
What the numbers actually look like.
All terms are estimates based on typical deal profiles. Actual rate, fee, and structure depend on the specific property, borrower profile, and lender. Contact me for a deal-specific quote. NMLS# 2845865.
Choosing the Right Tool
Hard money vs. Fix & Flip Line of Credit.
Feature
Hard Money
Fix & Flip Line
Common Questions
How private lending actually works.
What is a private or hard money loan?
A private or hard money loan is an asset-based loan secured primarily by the value of the real estate — not your income, employment history, or credit score. Approval is based on the property's value and your equity position. This makes private lending ideal for investors who are self-employed, have complex income, or need to move faster than conventional financing allows.
What are the typical rates and fees on a private hard money loan?
Rates on private hard money loans typically range from 10–12% depending on the deal, your experience level, the property type, and the loan-to-value ratio. Origination fees are typically around 2%, though this can vary by situation. Terms are short — usually 12 to 24 months — and structured for acquisition, renovation, or bridge situations where conventional financing is not available or too slow.
How fast can a private hard money loan close?
Private hard money loans can close in as little as 7–14 days once the property is identified and underwritten. Because approval is asset-based rather than income-based, the process is streamlined. This speed advantage is the primary reason investors use private lending — it allows non-contingent offers and competitive positioning against bank-dependent buyers.
Who qualifies for a private hard money loan?
Private hard money loans are designed for real estate investors, not owner-occupants. Qualification is primarily based on the property's value and your equity or down payment — typically 25–35% of the purchase price. W-2 income is not required. Self-employed investors, flippers, landlords, and developers commonly use private lending when conventional options are unavailable, too slow, or when the property does not meet conventional guidelines.
What is the difference between hard money and a fix and flip line of credit?
Hard money loans are single-use, deal-specific loans — every acquisition requires a new application, new underwriting, and new origination fees. A fix and flip line of credit is underwritten once and then revolves: draw, repay, and draw again without reapplying. For investors doing multiple deals per year, a revolving line is significantly more cost-efficient. Hard money is the right tool for one-off deals, first-time investors, or situations that do not fit line-of-credit criteria.
Can I use private hard money financing in Northern Colorado?
Yes. Northern Colorado — Fort Collins, Greeley, Loveland, Windsor, Timnath — is an active market for private lending. Fix-and-flip investors, bridge buyers, and developers all use private capital to move faster than conventional buyers. I work with investors across Northern Colorado to structure private loans around specific deal timelines and property types.
Have a deal? Let's see if private lending is the right fit.
Bring me the property, the purchase price, and your exit strategy. A 15-minute call is all it takes to know whether private hard money makes sense for your deal — and what the structure would look like.