As little as 7 days once title work and documents are ready. Most deals receive terms within 24 hours of us seeing the numbers. The parts that take time are usually outside the lender's hands — title searches, appraisals where required, and how quickly documents come back signed — which is why getting your paperwork organized before you find a property is the single best way to close fast.

There's no minimum credit score requirement. We evaluate the deal, the plan, and the borrower's experience. Credit is one piece of context, not a cutoff — a strong deal with a clear exit matters far more than a number. You can read more in our post on credit score requirements for hard money loans.

Loans are sized at the lesser of 65–70% of after-repair value or 85% of loan-to-cost, so the down payment is typically the remaining share of the purchase price plus closing costs. The exact figure depends on the deal — a property bought well below market needs less cash than one bought at retail. Our post on down payment requirements walks through the math with examples.

On Fix & Flip and Fix & Hold loans we fund up to 100% of the approved renovation budget where applicable. Rehab money is released in draws as work is completed and verified, rather than as a lump sum at closing — which protects both sides and keeps the project on schedule. If you'd rather fund the work yourself, the Acquisition Only program covers just the purchase.

Pricing depends on the deal — leverage, property type, timeline, and borrower experience all factor in. Loans are short-term and interest-only, with points paid at closing and no prepayment penalties, so paying off early costs you nothing extra. For how hard money pricing works in general, see what hard money lenders charge. For your specific numbers, a quote is free and takes about a day.

Maryland, Washington DC, and Virginia. We're based in Annapolis and underwrite based on local market knowledge rather than a national rulebook — which matters, because a rowhome in Baltimore City, a rambler in Anne Arundel County, and a townhouse in Prince George's County are three very different deals.

Yes, with no prepayment penalties. If your project sells in month four of a twelve-month term, you stop paying interest in month four. There's no benefit to us in holding you to a timeline you've already beaten.

It's a solvable problem, and a common one. Options include a price adjustment, an extension, moving to a bridge loan to reach a better selling season, or refinancing into long-term rental financing and keeping the property. The one thing that makes all of these easier is calling early rather than late. We wrote a full walkthrough of the options in what to do if your flip doesn't sell.

No. All of our programs are business-purpose lending for investment and commercial property — not owner-occupied or consumer loans. If you're buying a primary residence, a conventional mortgage lender is the right call.

Yes — first-time investors are a meaningful part of who we lend to. Experience affects how a deal is structured, not whether we'll look at it. What matters most on a first project is that the numbers are realistic and the plan is clear. If you're at the very beginning, start with hard money explained in plain English, then call with a property in mind.