Direct asset-based lending from $75,000 to $2M on Washington DC, Maryland and Virginia real estate. Clean files funded in as little as 3 business days. When the flip becomes a hold, our DSCR program can put you in a 30-year loan.
Hard money is our core business: short-term capital priced on the property, so you can buy, fix and close on your timeline. When the project is done, our DSCR program can refinance you into a 30-year rental loan, and when you have the deal but not the cash, our joint venture program puts up 100% of the money. One lender, every exit.
Short-term DC, Maryland and Virginia hard money underwritten on the asset and your exit, not your tax returns. This is where our 24-hour approval applies.
Acquisition and renovation financing for 1–4 unit investment properties, with rehab funds released on draws as the work gets done.
Auctions, estate sales and expiring contracts. Close fast, then sell or refinance on your own schedule.
Infill homes, tear-downs and small multifamily builds across the DC Metro, funded through a draw schedule.
Pull equity out of a property you already own to fund the next acquisition, without waiting on a bank.
Multifamily, mixed-use, retail, office and self-storage, including transitional properties banks pass on.
We help heirs with cash-out, repairs, tax liens and mortgage payoffs, so the estate is not forced into a discount sale.
When the flip becomes a hold, DSCR pays off the hard money loan. Qualification runs on the property's rent against its payment, not your personal income, so a strong rental stands on its own.
No W-2s, no tax returns and no debt-to-income calculation. The property's cash flow carries the file.
Refinance into long-term debt and pull equity out in the same step, once the rehab is done and the tenant is in.
Roll several rentals into one loan, so you stop juggling separate payments and maturity dates.
You bring an off-market deal inside the Capital Beltway. We bring 100% of the capital, the rehab crews and the project management, and we split the net profit with you at sale. No monthly payments, and credit, experience and liquidity are not factors.
An off-market, unlisted property under contract with a strong margin.
Capital, crews, project management and resale marketing.
No loan and no payments. Net profit is split when it sells.
Under contract on a high-margin property but short on cash to close? We fund the purchase and the renovation and run the project.
Facing foreclosure, back taxes, blight fees or an inherited house you cannot afford to fix? Partner with us instead of selling at a steep discount.
Rehab ran out of money or time? We step in with capital and crews to finish the job, then split the profit at sale.
Amounts, terms and leverage shown are typical program maximums and are subject to underwriting, property type, borrower experience and exit strategy. Programs, rates, terms and conditions are subject to change and to borrower qualification. Joint venture partnerships are equity arrangements, not loans. This is not a commitment to lend.
Speed is the product in hard money. Here is exactly what happens, and when, from your first call to the wire.
Property address, purchase price, rehab budget and your exit. Two minutes on the form or one phone call. No application fee.
We review the property and the plan and send written terms with rate, points, term and leverage within 24 hours.
In-house valuation or a commercial BPO instead of a full appraisal. Title and insurance run at the same time, with one document list.
Docs to settlement, signing, wire. Clean files have closed in as little as three business days.
Two minutes now, written terms tomorrow.
Check whether the deal pencils before you talk to anyone. These use the same tests we apply in underwriting, so the result should land close to the terms we quote.
Up to 70% of after-repair value, and up to 100% of cost when the loan is 65% of ARV or less.
Estimate before closing costs, points and interest reserve. For planning only, not a commitment to lend.
Monthly rent divided by the full monthly payment: principal, interest, taxes, insurance and HOA.
Assumes a 30-year fully amortizing loan. For planning only, not a commitment to lend.
If the purchase price plus rehab is at or under 70% of the after-repair value, the deal is a possible candidate for our JV program.
Gross spread is ARV minus purchase and rehab, before selling and carrying costs. A screening test only; every JV is reviewed and agreed in writing.
Files are reviewed the day they arrive. You get an answer in writing within 24 hours, including a straight no when the deal doesn't work.
We have funded through booms, corrections and rate spikes, so we can tell you quickly whether your numbers hold up.
We lend only in DC, Maryland and Virginia. We know how values, permits and timelines change from Petworth to Prince George's to Fairfax.
We value the property in-house or with a commercial BPO, so you skip the three-to-four-week appraisal bottleneck and the invoice that comes with it.
We underwrite the property, the margin and the exit. A bruised credit report doesn't automatically end a strong deal.
Hard money to buy and fix, DSCR to hold, or a joint venture when you'd rather partner. The takeout is planned before the bridge funds.
Records shown are illustrative examples of typical program structures, not offers or specific past transactions. This is not a commitment to lend. All loans are subject to credit approval.
Banks still underwrite investment property on personal income, and that is exactly where self-employed borrowers and full-time investors get stuck. You can own several rentals, show real equity and still get turned down on a debt-to-income ratio.
We start with the property. Hard money handles the purchase or the deadline, then our DSCR program takes it out for the long term. When you have the deal but not the cash, a joint venture covers the rest. That is why we publish our leverage and timelines up front instead of making you call to find out if your deal works.
Programs, rates, terms and conditions are subject to change and to borrower qualification. This is not a commitment to lend.
What borrowers ask us most about hard money, DSCR and joint ventures, answered without a sales detour.
Still have a question? Call (202) 595-5472 and talk to a real person, not a call center.
Send the address and the number you need. You get written terms with rate, points, term and leverage, or a straight no with the reason. Either way, you know the same day.
No application fee. Business-purpose loans approved within 24 hours.
We publish leverage, terms and timelines so you can size up a deal before you call. They describe typical program maximums, not an offer on your specific property.
