Fix and flip
You're buying a house that needs work, fixing it, and selling it. The lender cares about the purchase, the rehab budget, and what it's worth when it's done.
Hard money, private money, and commercial loans in Fort Worth.
Some deals don't fit a regular mortgage. A flip that needs to close this month. A property no bank will lend on yet. A building with a storefront downstairs. I have access to private money and hard money sources, and I broker commercial deals too. Here's who these loans are for, how they're different, and what to send me so I can get your deal placed. I'm in Fort Worth, and most of my clients are around DFW.
Apply Now (opens in new tab)Tell me the deal
I always start with a soft pull, so no hard credit ding.
Who these loans are for
Bridge
You need money now and a longer-term loan or a sale later. Buying before you sell, or holding a property while it gets stabilized or leased up.
A quick close
Auctions, estate sales, sellers who want cash speed. When a regular loan can't move fast enough, short-term money can.
Deals banks won't touch
A property in rough shape, an unusual building, a messy title history that's being cleaned up, or a borrower whose file doesn't fit the box yet.
I'm an investor myself, so I get why speed and flexibility can be worth paying for. They usually cost more than a regular loan. The deal has to make sense anyway, and I'll tell you if I don't think it does.
Hard money
Hard money comes from professional lending companies that make real estate loans for a living. It's asset-based. The lender looks mostly at the property and your plan for it, not your pay stubs or tax returns. That's how it can close fast.
Hard money is short-term by design. It's meant to get you into a property, through the rehab or the lease-up, and out, by selling or refinancing into a longer-term loan. The terms are fairly standardized from one lender to the next, so you can compare them. Think of it as a product you shop.
Common uses: fix and flip, bridge loans, and properties banks won't finance in their current condition. Your experience matters too. A first flip and a twentieth flip don't get the same answer.
Private money
Private money is an individual or a small group lending their own cash. It's relationship-based. The terms get negotiated between the borrower and the lender, so they can be more flexible than hard money. What works depends on who's lending and what they care about.
The catch: it isn't always available. A private lender might love your deal and be tapped out this month, or only want a certain kind of property. Think of private money as a deal you negotiate, not a product off a shelf.
People use "hard money" and "private money" interchangeably all the time. That's fine. When you call me, just tell me the deal and I'll figure out which kind of money fits.
Commercial
Residential mortgages stop at four units. Past that, or when the property is a business property, it's commercial lending. I broker commercial deals around Fort Worth and DFW, including:
- Small commercial buildings: retail, office, and light industrial
- Mixed-use, like shops or offices downstairs with apartments upstairs
- Apartment buildings with five or more units
- Property your own business operates out of
Commercial lenders look at the property's income, the business, and you. Every deal is a little different, so I don't guess. Send me the numbers and I'll tell you whether I can get it placed.
How this differs from DSCR and non-QM
Hard money, private money, DSCR, and non-QM all get called "alternative" loans. They do different jobs.
DSCR loans
Longer-term loans for rentals that qualify on the property's rent. They're usually where a flip-to-rental lands after the work is done. See DSCR loans.
Non-QM loans
Longer-term home loans that document income differently, like bank statements or assets. Often for a home you live in. See the non-QM loan guide.
A common path: buy and fix with hard money, then refinance into a DSCR loan once the property is rented. If your deal can go straight to DSCR or non-QM, that usually costs less, and I'll check that first.
One more line to draw. Hard and private money loans on investment property are generally business-purpose loans; federal rules generally treat credit for rental property you won't live in as business-purpose credit. Your own home is different. Texas protects homesteads in its Constitution, and a loan on the home you live in has to fit one of the categories it allows. If it's your home, look at a regular loan, non-QM, a Texas cash-out refinance, or a Texas HELOC.
What to send me
- The property address and the purchase contract, or what you owe on it now
- Your plan: flip, hold, bridge, or business use, and your timeline
- The rehab budget and scope of work, if there is one
- What you think it's worth after the work, and why
- Your track record: past flips, rentals, or projects
- For commercial: rent roll, leases, and income and expenses on the property
- Whether you're buying in your name or an entity
Ready when you are.
Send the short form, call, or email. Tell me the property, the price, the plan, and how fast you need to close. I'll tell you which kind of money fits and whether I can get it placed. If I can't, I'll say so and try to point you somewhere better.
I always start with a soft pull, so no hard credit ding.
Hard money, private money, and commercial questions
Do you do hard money and private money loans?
Yes. I have access to private money and hard money sources, and I broker commercial deals too. Tell me the deal, and I'll get it in front of the right lender and stay on it through closing.
What's the difference between hard money and private money?
Hard money comes from companies that lend on real estate for a living. They look mostly at the property and your plan, close fast, and their terms are fairly standard. Private money is an individual or small group lending their own cash, and the terms get negotiated between the two of you. People use the words interchangeably, but hard money is a product you shop and private money is a deal you negotiate.
Is hard money the same as a DSCR loan?
No. A DSCR loan is a longer-term rental loan that qualifies on the rent. Hard money is short-term money for buying, fixing, or bridging, based mostly on the property and the plan. A lot of investors use both: hard money to buy and fix, then a DSCR loan to keep the property as a rental.
Can I use hard money or private money on my own home?
Generally no. These are for investment and business property. Texas protects your homestead in its Constitution, and a loan on the home you live in has to fit one of the categories it allows. If it's your home, let's look at a regular loan, non-QM, or a Texas cash-out or HELOC instead.
Do you do commercial loans in Fort Worth?
I broker them. Small commercial buildings, mixed-use, larger apartment buildings, and owner-occupied business property can all be on the table. Send me the property, the numbers, and what you're trying to do, and I'll tell you if I can get it placed.
Apply Now (opens in new tab)Tell me the deal
I always start with a soft pull, so no hard credit ding.
Business-purpose loans for investment and commercial property. Terms vary by lender and by deal. Subject to qualification and program guidelines. Not all applicants will qualify. Not a commitment to lend.
More on investor loans in the DSCR loan guide, or the FAQ page. Or head back home.