Decision Made Here - not “upstairs”
In-house capital.
Local insight.
Quick calls.
Maryland-smart lending built on real relationships.
Six steps from first call to payoff
We are a direct private lender based in Annapolis, and every loan starts as a conversation. Fix and flip, fix and hold (BRRRR), bridge, acquisition-only or new construction: the process is the same, and you deal with the person who makes the lending decision from the first call.
- Within 24 hoursterms on most deals
- As little as 7 daysto close, once title is ready
- Up to 100%of the approved rehab budget
- Noprepayment penalty
How a loan works with us
What happens at each stage, and what you can do to keep it moving.
- Day 1
Tell us about the deal
Call (443) 684-7997 or send the short application: property address, purchase price, rehab budget and after-repair value. A first call usually takes about ten minutes, and you speak with the person who makes the lending decision.
- Usually within 24 hours
Get your terms
We look at the property, the plan and your experience, then come back with the loan amount, rate, points and term. Need to make an offer first? You can get a proof of funds letter the same day.
- Next
Title and paperwork
Title work starts and documents go out for signature. This is the step that sets the pace, so choosing a title company early and returning documents quickly makes the biggest difference.
- As little as 7 days
Close and get funded
Once title and documents are ready, we close. Loans are interest-only, so monthly payments stay lower while the work gets done.
- During the rehab
Renovate with draws
Up to 100% of the approved rehab budget is released in stages as each part of the work is completed and verified. Questions along the way go to the same person and the same phone number.
- Within the 6–12 month term
Pay it off
Sell the property or refinance into a long-term rental loan. There is no prepayment penalty: finish early and you stop paying interest early. If plans change, call early so there is time to talk through the options.
What makes the process different
Maryland-smart lending built on real relationships: in-house capital, local insight and quick calls.
- Decision made hereProperty Flip Loan lends its own capital. No brokers, no loan committee, no waiting for someone “upstairs” to sign off.
- We listen firstWe ask about your goal, your timeline and your exit before we talk numbers, then give you a straight read on the deal.
- Local underwritingSince 2021 we have funded loans across Maryland, from Baltimore City to the Eastern Shore, plus DC and Virginia. See funded projects →
- Clear termsNo minimum credit score, no prepayment penalty, interest-only payments and a simple draw process. Compare loan programs →
Bring the questions you haven’t pinned down yet
First deal or fiftieth, these are the questions we help investors work through most. Start reading here, then call and we will go through your numbers.
More answers: hard money loan FAQs · glossary of terms
What investors say about the process
“Marc is quick, efficient, and easy to work with. Because he lends his own money, I was able to get my loan for a property fast.”
“Extremely knowledgeable, professional and expedient in the loan process to obtain the financing we needed for a fast settlement. Highly recommend!”
“Outstanding experience with Property Flip Loan — knowledgeable, professional, and dependable. Communication was excellent — quick responses to emails and calls, and kept me updated on each step of the process.”
Ready to talk through your deal?
Share a quick overview of the property and your plan. We will come back with clear guidance based on your goals, property type and timeline.
Free guide: Top 8 strategies to close your hard money loan fast
Timelines describe how deals usually go and depend on the property, title work and documents. Every loan depends on the deal; nothing on this page is an offer of credit or a commitment to lend. Business-purpose loans for investment property only.