Hard money.
Soft terms.

A cash-out refinance replaces your first mortgage. A second mortgage sits behind it. With a refinance you pay off the old first loan and take a new, larger one, so your whole balance moves to new terms. With a second lien your first mortgage stays exactly where it is, and you add a separate loan against the remaining equity. If you hold a first mortgage you want to keep, the second lets you pull equity without touching it. The trade-off is position: the second lender is paid after the first, so the loan is sized on combined debt. Run both options on your own numbers. See cash-out refinance on an investment property and lien position explained.

Loan amounts run $50K to $1M, up to 80% combined loan-to-value (CLTV), as a lump sum or a line of credit, subject to underwriting. CLTV counts every lien on the property, your first mortgage plus the new second. For example, a $400,000 property at 80% CLTV caps total debt at $320,000 ($400,000 x 80%). Less a $180,000 first mortgage, that leaves up to $140,000 for the second ($320,000 - $180,000). With a $290,000 first, only $30,000 is left ($320,000 - $290,000), which is under the $50K minimum, so the loan does not fit that file. Figures are illustrations, not a quote.

We are asset-based, which means we underwrite the property, its equity, and your business plan rather than your personal income and tax returns. That lets us fund in days instead of the 30 to 60+ days a bank takes, on short interest-only terms built around a flip, refinance, or sale. You pay a higher rate than a bank in exchange for speed, flexibility, and certainty on deals a bank cannot fund in time.

Fix and flip and residential bridge loans typically close in 5 to 7 days once we have your basics. Rental (DSCR) loans usually take 2 to 3 weeks because of the appraisal and rent verification, and SBA financing runs 30 to 90 days. The biggest variable is how quickly title, insurance, and your documents come together.

We do run credit, but on our asset-based loans it carries far less weight than at a bank, and weaker credit can often be offset with a larger down payment or lower leverage. There is no personal income test on these programs. Credit matters most on long-term rental loans, where we look for a 640 minimum and it affects your rate and leverage.

Generally no. Our bridge, fix and flip, and construction loans qualify off the property and your equity, and our DSCR rental loans qualify off the property's rent, so we do not ask for W-2s or pay stubs. We will want to see bank statements or proof of reserves. SBA and conventional investment loans are the exceptions and are fully documented.

Just the basics of the deal: the property address or type, the purchase price or current value, your rehab budget, the loan amount, and your exit plan. We can often pre-qualify you over the phone or through a short application and issue a proof-of-funds letter before you are even under contract.

A point is an upfront fee equal to 1% of the loan amount, and origination on private loans typically runs 1 to 3 points. Our rates are higher than a bank, generally in the high single digits to low teens depending on the program, because the loans are short, fast, and flexible. When you compare offers, weigh the rate and the points together as your true cost of capital.