When Speed Is the Deal. When the Property Is the Qualification.
Close in 7–14 days. Asset-based. No income docs required.
Hard money loans exist for the deals that cannot wait. When a bank would take 60 days and you need to close in 10. When the opportunity is real and the window is short. That is when you call Rudy.
✓ Close in 7–21 Days✓ Asset-Based Qualification✓ No Income Docs✓ Fix-and-Flip & Bridge
At a Glance
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Min. Credit Score
550–620 (deal-focused)
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Typical LTV
65–75% of ARV
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Interest Rate
9–14%+ (interest-only)
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Points Upfront
1–4 points
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Loan Term
6 months – 3 years
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Close Time
7–21 days
Rudy's Perspective
Some Deals Cannot Wait for a Bank
Early in my career I understood something important about real estate: the best deals move fast. They come from off-market relationships, distressed situations, auction opportunities, and motivated sellers who need to close now. The investors who build real wealth are the ones who can move when those opportunities appear.
Hard money lending exists for exactly that situation. It is not a loan of last resort. For the right investor and the right deal, it is the most powerful tool in the financing toolkit — because it values what matters most: the asset itself, and the ability to move quickly.
I have worked with investors at every stage — first fix-and-flip to seasoned portfolio builders. If you have a deal that a bank cannot touch on the timeline you need, that is what I am here for.
When It Makes Sense
The Right Situations for Hard Money
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Fix-and-Flip
The most common use. Purchase a distressed property fast and fund the renovation. Banks will not touch significant deferred maintenance — hard money lenders lend against After-Repair Value (ARV).
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Bridge Financing
Fill the gap between where you are and permanent financing — buying before your existing property sells, or acquiring a property that does not yet qualify for DSCR or conventional.
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Distressed Properties
Homes with deferred maintenance, fire or flood damage, or code violations do not pass conventional appraisals. Hard money focuses on value and exit — not condition.
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Time-Sensitive Acquisitions
Auctions, probate sales, off-market deals — sellers who need to close in 10 days cannot wait for a 45-day conventional process. Hard money can close in that window.
How Lenders Evaluate
What Actually Gets a Hard Money Deal Approved
Hard money lenders focus on the asset and your exit strategy — not your W-2. Here is what they actually care about:
1
After-Repair Value (ARV)
For fix-and-flip, ARV is the single most important number. Lenders typically lend 65–75% of ARV. The loan must cover purchase plus renovation within that cap.
2
Exit Strategy
Non-negotiable. The lender needs to know how and when you will repay — sell the flipped property or refinance to DSCR/conventional. A weak exit kills the deal or worsens terms.
3
Loan-to-Cost (LTC)
Some lenders cap LTC at 80–90% of total project cost (purchase + renovation), meaning you bring 10–20% equity to the deal.
4
Borrower Experience
Track record matters. First-timers can access hard money but may face lower LTV or higher rates. Being prepared — scope, contractor, exit — helps. Honesty upfront lets Rudy match you to the right lender.
5
Credit & Scope of Work
Most want 550–620 minimum; 660+ gets better terms. For renovation loans, a detailed scope with itemized costs is required — lenders use inspectors before releasing draws.
Fix-and-Flip Math
The 70% Rule and Full Deal Analysis
Many investors use the 70% rule as a quick filter:
The 70% Rule
Max Purchase = (ARV × 70%) − Renovation Costs
A full deal analysis also includes: closing costs, points, interest over hold period, renovation plus 10–15% contingency, draw fees, holding costs, and selling costs (6–8% of ARV). Target 15–20%+ of ARV as profit for a healthy deal.
💡 Rudy runs the full deal analysis with you before financing. A hard money loan on a bad deal is still a bad deal. His job is to help you win on the deal itself.
BRRRR Strategy
Hard Money + DSCR = The BRRRR Method
Buy, Rehab, Rent, Refinance, Repeat. Use hard money to acquire and renovate — then refinance into a DSCR or conventional loan once the property is stabilized.
The refinance is based on the new appraised value. You pull out equity and recycle it into the next deal. Southern California supports this strategy with strong rental demand and accessible DSCR refinancing. Rudy helps you structure the hard money for acquisition and rehab, then transitions you into permanent financing when ready.
What to Expect
The Hard Money Process with Rudy
1
Deal Review Call — Same Day
You bring the numbers. Rudy assesses ARV, LTV, exit strategy, and feasibility. No cost. If the deal works, he moves fast.
2
Lender Matching — Days 1 to 2
Rudy submits to the right lender for your deal type, size, and speed requirement. SoCal specialists only.
3
Term Sheet — Days 2 to 5
Review and negotiate before you accept. Rudy walks through every line — rate, points, draw schedule, prepayment, extension terms.
4
Application — Days 3 to 7
ID, purchase contract, scope of work, contractor info, entity docs if LLC, proof of funds. No tax returns. No W-2s.
5
Appraisal / BPO — Days 5 to 10
Confirms as-is value and ARV. This is the main variable in the timeline — Rudy prioritizes fast appraisers for time-sensitive deals.
6
Closing — Days 10 to 21
Well-prepared SoCal deals close in 7–14 days. Tell Rudy your deadline upfront and he prioritizes accordingly.
Is It Right For You?
Hard Money — Honest Assessment
✅ Strong Fit If...
✓ Fix-and-flip or need to close in 7–21 days
✓ Property does not qualify conventionally due to condition
✓ Strong deal instincts with less-than-perfect credit
✓ Doing BRRRR and need bridge financing
✓ Competing against cash and need fast, certain close
⚠️ Not the Right Fit If...
→ Buying a primary residence (investment only)
→ Property qualifies for DSCR or conventional (use lower rate)
→ Uncertain about renovation costs or exit strategy
→ Cannot afford higher interest payments if timeline extends
Hard money is a tool, not a strategy. The strategy is your deal and your exit plan. If the strategy is solid, hard money can change your trajectory.
Quick Answers
Hard Money FAQ
Most lenders want 550–620 minimum. The emphasis is on the deal — a strong deal with low LTV can sometimes get approved below 600. A marginal deal is not saved by a 750 score.
Yes. Many lenders work with first-timers, though they may offer lower LTV or require more detail. Being prepared — scope of work, contractor, clear exit — helps significantly. Rudy has helped first-timers close their first hard money deal.
In SoCal, a well-prepared deal closes in 7–10 days; typical is 14–21 days. The main variable is the appraisal or BPO. Tell Rudy your deadline upfront and he will prioritize the fastest lenders.
Yes. Most hard money lenders accept LLCs. You will need formation documents, operating agreement, and EIN. Some require a personal guarantee. Rudy will clarify for any lender before you commit.
You bring cash to cover the gap — which is why a 10–15% contingency is essential from day one. Some lenders may consider a modification, but it is not guaranteed. Plan for overruns before you close.
Renovation funds are released in draws as work is completed. You request a draw, lender sends an inspector, once verified funds are wired (typically 24–72 hours). Expect 3–6 inspections at $150–$300 each, paid by borrower.
You Found the Deal. Let's Get It Financed.
Tell Rudy about the property, the numbers, and what you need to close. The consultation is free. He moves fast. And he will give you a straight answer about whether the deal works.