Get Fast Hard Money Loans and 100% Real Estate Financing Without the Runaround
If you've ever lost a deal waiting weeks for a conventional lender to process your application, you already know the problem. Traditional lenders demand extensive income documentation, enforce stringent credit requirements, and move at a pace that doesn't match the speed of real estate investing. By the time loan approval comes through, the property is gone.
What is a Hard Money Loan? > Hard money loans are short-term, asset-backed loans primarily used by real estate investors to acquire and renovate investment properties quickly. Approval relies heavily on the property's value rather than the borrower's income, which means faster decisions and fewer hoops to jump through.
Introduction: What This Guide Covers and Who It's For
Are you a real estate investor searching for a hard money loan lender that can deliver fast, flexible funding for your next investment property? This comprehensive guide covers everything you need to know about hard money loan lenders — including how they work, what makes a great lender, the benefits and risks, and how to secure 100% financing for your deals. We'll walk you through the process, loan products, eligibility requirements, and frequently asked questions, so you can confidently choose the right hard money loan lender for your investment strategy.
This information is essential for real estate investors who need speed, leverage, and flexibility to compete in today's fast-moving property markets. Whether you're flipping houses, executing a BRRRR strategy, or building new construction, understanding how hard money loan lenders operate will help you close deals quickly and maximize your returns.
Finally, a Hard Money Loan Lender Built for Real Estate Investors
Hard money loans solve that problem. These are short-term, asset-backed loans primarily used by real estate investors to acquire and renovate investment properties quickly. Approval for hard money loans relies heavily on the property's value rather than the borrower's income, which means faster decisions and fewer hoops to jump through.
We partner with Kiavi, the leading online hard money platform, to connect investors with hard money financing that closes in days instead of months. And through Gap Funded's capital solutions, we help you cover every dollar of your deal — without giving up equity or placing additional liens on your property.
Whether you're tackling fix and flip projects, executing a BRRRR strategy, or scaling into new construction, this partnership delivers fast funding, high leverage, and transparent terms built specifically for how real estate investors actually work.
Why Our Hard Money Lending Partnership Works
Most hard money lenders require you to jump through unnecessary hurdles. Our partnership with Kiavi eliminates those barriers by combining asset-based underwriting with modern lending technology.
Here's what makes this partnership stand out:
- Asset-based underwriting, not income-based gatekeeping – Hard money underwriting focuses on the property's value and after repair value (ARV), not your W-2s or tax returns. After repair value (ARV) is crucial for determining loan viability. This is ideal for self-employed investors who lack traditional income documentation but have strong deals.
- Close in 7–15 business days – While traditional financing takes 30 to 60 days, hard money lenders typically close loans in 5 to 15 days. Kiavi's technology-driven platform analyzes property-specific data for rapid decisioning, getting you from application to closing faster than virtually any conventional lender.
- High leverage options – Access up to 100% loan-to-cost for purchase and renovation or up to 80% of ARV. Loan-to-cost (LTC) compares loan amount to total project costs. Lenders typically cap loans at 60% to 80% of ARV, and Kiavi pushes that ceiling for qualified borrowers with proven track records.
- No equity splits – You keep full ownership of every deal. Unlike partnerships or equity-based funding, our hard money loan structure is pure debt with no ownership dilution.
- Streamlined online process – Submit your application, get a soft credit check with no impact to your score, and receive your term sheet — all through Kiavi's digital platform without chasing paperwork or scheduling in-person meetings.
- Loan-to-value (LTV) is calculated as loan amount divided by property value.
Kiavi has funded over $16 billion in investment property loans and closed more than 65,000 bridge and rental loans across 32 states plus Washington, D.C. That kind of volume means consistent execution, reliable draw schedules, and a lender that understands how hard money loans work at scale.
Now that you understand the benefits of our partnership, let's see how Gap Funded bridges the remaining financing gap.
Gap Funded: Bridging the Gap for 100% Deal Financing
Gap Funded is specifically designed to fill the critical gap between what hard money lenders approve and the total capital needed to close your real estate deal, using a strategic gap funding methodology that stacks multiple tools to cover unfunded costs. While hard money loans often cover a large portion of the purchase price and renovation costs, they typically do not cover down payments, closing costs, reserves, and working capital required before rehab draws begin.
We partner with Kiavi, the leading online hard money platform, to provide fast, flexible gap funding solutions that enable you to secure 100% financing for your investment property. Whether you need funds for the down payment, closing fees, or initial carrying costs, Gap Funded steps in to bridge that shortfall so you can close quickly and confidently.
Hard money loans often require a 20% to 40% down payment. That's where our unsecured gap financing comes in — deploying $20,000 to $120,000 in as little as 24 to 72 hours, with no lien on your deal property and 0% equity split. This capital stack approach uses tools like unsecured term loans, business lines of credit, and other instruments to cover your total project cost without requiring you to bring significant equity to the table, and offers a faster, simpler alternative to traditional second lien gap funding structures.
Our gap funding options are ideal for fix-and-flip investors, BRRRR strategists, and ground-up construction developers who require non-dilutive capital without equity splits or liens on the property, providing institutional gap financing solutions that are built to close reliably and on time. With a streamlined application process, soft credit checks, and rapid funding, Gap Funded ensures you have the working capital needed to get your project started on time.
By combining Gap Funded's capital solutions with Kiavi's hard money loans, you can achieve full project financing that covers the total loan amount, purchase price, rehab budget, and all ancillary costs — giving you the competitive edge to close deals faster and maximize returns.
Now that you know how to bridge the funding gap, let's walk through the simple steps to get funded.
How It Works
Getting funded doesn't require complexity. The process is designed to move as fast as the deals you're chasing.
Step 1: Submit Your Deal
- Complete a quick online application with your property details and investment strategy through Kiavi's platform.
- Provide basic information about the purchase price, estimated rehab budget, and your planned exit strategy — whether that's resale, refinance, or rental stabilization.
- The initial review uses a soft credit pull, so there's no impact to your credit score while you explore your options.
- You can apply for additional funding to stack unsecured capital alongside your hard money loan.
Step 2: Get Approved Fast
- Kiavi's technology analyzes property-specific data — comparable sales, neighborhood trends, and projected after repair value — to deliver rapid decisioning.
- Rather than waiting weeks for manual underwriting, you receive a term sheet outlining your interest rates, fees, loan amounts, and loan structure within days.
- Well-documented files with strong comps and clear rehab scopes consistently get the fastest approvals.
Step 3: Close and Fund
- Close in as little as 7–15 business days.
- Funds are released for your property purchase, and renovation draws are disbursed according to your rehab schedule as work progresses.
- The draw schedule for rehab budgets should be fast and reliable to prevent project delays — and Kiavi's platform is built to keep capital flowing so your contractors stay on schedule.
- Need gap funding to cover your down payment or closing costs? Gap Funded's capital solutions deploy in 24–72 hours alongside your primary hard money loan, ensuring you arrive at the closing table fully funded.
With the process clarified, let's explore who benefits most from these hard money loan lender solutions.
Who It's For
Our hard money lending partnership is built for investors who need capital that moves at the speed of opportunity:
- Fix-and-flip investors needing fast acquisition and renovation funding for distressed properties. Hard money loans are ideal for fix-and-flip projects where speed and leverage determine profitability. Explore Kiavi's fix-and-flip strategy solutions for detailed guidance.
- BRRRR investors requiring short-term bridge financing before refinancing into a long-term rental property hold through a DSCR loan or conventional financing.
- New construction developers working on ground-up builds who need flexible terms and high loan amounts. Kiavi's new construction strategies support both build-to-sell and build-to-rent approaches.
- Investors with credit scores of 650+ and verifiable income, business revenue, or existing equity in other properties. Hard money lenders typically focus on the deal's economics rather than credit history, but a good credit score unlocks better rates and higher leverage.
- Self-employed investors and small business owners who can't qualify through a conventional lender due to non-traditional income documentation but have strong deals backed by solid ARV fundamentals.
If you want to stop losing deals to slow traditional lenders and start purchasing investment property on your timeline, this was built for you.
Now, let's see real-world examples of how these solutions work in practice.
Proof That It Works
Results speak louder than rate sheets. Here's what real execution looks like:
Fix-and-Flip Case Study: An investor purchases a distressed single-family home for $200,000 with a $50,000 rehab budget, bringing total project cost to approximately $260,000 including closing costs and holding expenses. Kiavi funds up to 80% of ARV and 100% of rehab cost. Gap Funded covers the remaining down payment (~$40,000), closing costs (~$6,000), and initial carrying costs before the first rehab draw — all through unsecured financing with no equity split. The investor completes renovations in four months, sells above ARV, repays both the hard money loan and gap funding, and retains 100% of the profit.
By the numbers:
- Hard money loans can close in 5 to 15 business days through Kiavi's platform
- Kiavi's fix-and-flip rates start as low as 7.75% for qualified deals
- DSCR rental loans start at rates as low as 5.875% for investors refinancing into long-term holds
- Loan amounts range from approximately $100,000 to $5 million across fix-and-flip, bridge, and jumbo products
BRRRR execution: An investor uses a bridge loan to acquire and stabilize a rental property, then exits into a DSCR rental loan at a lower rate for long-term cash flow. The short-term bridge covers acquisition and light rehab; the debt service coverage ratio refinance replaces the hard money loan with permanent financing once the property is tenant-occupied and generating income, mirroring efficient house flip funding strategies that avoid unnecessary refinances and protect profit margins.
Real estate investors on forums report closing with terms of 90% of purchase price plus 100% rehab, with interest rates in the 9.75% to 11.5% range plus origination points of approximately 2.5% — consistent with market averages for hard money financing in 2026.
With real-world results in mind, let's review the specific loan products available.
Hard Money Loan Products
Fix-and-Flip Loans
Fix-and-flip loans are designed for investors purchasing distressed properties, completing renovations, and reselling for profit. Hard money loans finance distressed properties needing renovation — including uninhabitable properties that often qualify for hard money financing where conventional purchase loans won't.
- High leverage up to 100% loan-to-cost for purchase and renovation
- Interest-only payments during the renovation phase keep monthly payments low
- Loan term options of 12, 18, or 24 months with no prepayment penalties
- Rates starting as low as 7.75% for qualified borrowers
- Loan amounts from approximately $100,000 to $3 million
- Designed for non-owner-occupied investment properties including single-family homes, condos, and 2–4 unit properties
Lenders often lend 70% to 75% of the ARV for hard money loans, and loan-to-cost compares loan amount to total project costs, ensuring the deal's economics support the financing structure.
Bridge Loans
Bridge loans provide short-term financing for quick property acquisitions where speed is the competitive advantage. These short-term bridge loans are ideal for competitive markets requiring cash-equivalent offers.
- Up to 80% after-repair value to maximize leverage on acquisitions
- Fast closings to compete with all-cash buyers
- Interest-only payment structure during the loan term
- Flexible exit strategy options including sale, refinance, or transition to a DSCR rental loan
- Ideal for investors who need to move quickly on time-sensitive opportunities
Bridge loans and fix-and-flip loans are often similar in structure. The key difference is strategic: bridge loans emphasize speed of acquisition, while fix-and-flip loans emphasize the renovation component.
Jumbo Loans
Jumbo loans serve experienced investors working on large-scale projects that exceed standard hard money loan amounts.
- Large loan amounts of $3 million to $5 million for major projects
- Loan term options of 12, 18, or 24 months with interest-only payments
- VIP service and flexible terms for experienced investors
- Suitable for commercial property acquisitions, large-scale renovations, and ambitious new construction
- ARV leverage typically up to approximately 75%, with purchase price leverage up to 90% for top-tier files
Due diligence is critical in the hard money lending process to avoid predatory practices, and Kiavi's transparent approach to jumbo lending provides clear term sheets and consistent execution for high-value deals.
With loan products outlined, let's address the most common questions investors have about hard money loan lenders.
Frequently Asked Questions
How quickly can I get approved for a hard money loan?
Most hard money loans close in 7–15 business days from application to funding. For bridge loans specifically, prequalification can happen in approximately one day, with processing taking about four additional days. Factors that speed up the process include having complete property documentation, clear comparable sales, a detailed rehab scope, and entity documents ready. Delays typically result from incomplete files or property-specific complications.
What are the minimum requirements for hard money lending?
A minimum credit score of 650 is typically preferred, though hard money lenders focus more on the property's value and deal economics than the borrower's credit history. Properties must be non-owner-occupied investment properties — single-family homes, condos, 2–4 unit properties, and PUDs are eligible. Hard money loans often require a 20% to 40% down payment depending on loan to value limits, though higher leverage is available for experienced investors with strong track records. Gap Funded can help cover down payment and closing costs through unsecured financing and other gap funding options tailored to your deal size and credit profile.
How do hard money loan rates compare to traditional financing?
Hard money loan interest rates range from 8% to 15%, compared to conventional mortgage rates that typically fall well below that range. The premium reflects speed, flexibility, and asset-based underwriting. Average hard money rates across the industry were approximately 10.4% in Q2 2026. Kiavi's most competitive fix-and-flip rates start around 7.75% for strong files, while their DSCR rental loans start as low as 5.875%. Additional hard money loan costs include origination points (2% to 5% of the loan amount) and potential document preparation fees of $500 to $1,500. Investors should evaluate total cost — interest plus fees plus points — rather than marketing floor rates alone.
Can I refinance out of a hard money loan?
Absolutely. Refinancing is one of the most common exit strategies for hard money loans. Investors executing a BRRRR strategy use bridge or fix-and-flip financing for acquisition and rehab, then refinance into a DSCR rental loan or traditional mortgage once the property is stabilized and generating cash flow. A cash-out refinance can also recover capital invested in renovations. Kiavi offers DSCR rental loans with rates starting at 5.875%, providing a clear path from short-term hard money to long-term hold.
Is a fix and flip loan a hard money loan?
Yes, fix and flip loans are a type of hard money loan designed specifically for purchasing and renovating investment properties to sell quickly for a profit. They share the same core characteristics: short-term duration, asset-based underwriting, interest-only payments, and a focus on the property's after repair value rather than the borrower's income.
What is the best loan for a fix and flip?
Hard money fix and flip loans are often the best choice because they offer fast funding, high leverage, and interest-only payments during renovation. Unlike a conventional loan or home equity loan, hard money financing is built for the speed and flexibility that fix-and-flip projects demand. A home equity line of credit can supplement funding but typically can't serve as the primary acquisition vehicle for distressed properties.
What credit score do you need for a fix and flip loan?
Typically, a credit score of 650 or higher is preferred for most hard money loans. However, hard money lenders focus more on the property's value and the deal's economics than the borrower's credit score. Strong assets, significant equity in other properties, and a track record of successful exits can compensate for a lower score.
What is the 70% rule for hard money loans?
This rule means hard money lenders cap loans at approximately 70% of the property's after-repair value (ARV) to protect their investment. If a borrower defaults, the lender needs sufficient margin to recover their capital through property sale. In practice, lenders usually cap hard money loans at 60% to 80% of ARV depending on borrower qualifications and deal strength.
Is a hard money loan the same as a construction loan?
No. Hard money loans are short-term, asset-based loans for investment properties that focus on the property's value for underwriting. Construction loans finance new builds and have different underwriting criteria, draw structures, and timelines. However, some hard money lenders — including Kiavi — offer new construction financing that blends elements of both, using hard money underwriting principles applied to ground-up development.
What's the monthly payment on a $200,000 construction loan?
Monthly payments vary based on interest rates and loan term, but most hard money loans require interest-only payments during the loan term. On a $200,000 hard money loan at 10% interest, you would pay interest of approximately $1,667 per month. The principal is repaid as a lump sum or balloon payment at maturity through property sale or refinance. Hard money loan payments are typically lower during the project because you only pay interest, not principal.
How risky is hard money lending?
Hard money loans carry higher risk than traditional loans due to higher interest rates, shorter terms, and reliance on property value rather than borrower income. Key risks include: if ARV estimates are inaccurate, you risk losing money on the deal; if renovations run over budget or timeline, carrying costs erode profits; and if your exit strategy fails — the property doesn't sell or refinance as planned — you face extension fees or default. Extension fees can add 0.5% to 1% per 30-day extension. Careful deal analysis and realistic rehab budgets mitigate these risks significantly.
How difficult is it to get a hard money loan?
Hard money loans are generally easier to qualify for than conventional loans since loan approval is based on the property's value, not stringent credit requirements or extensive income verification. Private money lenders and private lenders evaluate the deal itself — purchase price, rehab scope, ARV, and exit strategy. The challenge isn't qualification; it's having a strong deal with realistic numbers, and leveraging funding strategy education resources can help you structure deals and capital stacks that actually get approved.
What are the downsides of hard money loans?
The primary downsides include higher interest rates (8% to 15%), shorter repayment terms (6 to 36 months), upfront fees including origination points, and the risk of foreclosure if the borrower defaults. Hard money loan terms usually range from 6 to 36 months, and missed maturity dates can trigger extension fees or default proceedings. These loans are designed as short-term tools — using them without a clear exit strategy significantly increases risk.
Does a hard money lender cover 100%?
Most hard money lenders do not cover 100% of the purchase and rehab costs. They usually lend up to 70–80% of ARV or up to 100% loan-to-cost in select cases for experienced borrowers. The gap between what the lender funds and the total project cost is exactly what Gap Funded's gap financing is designed to cover — providing unsecured capital for down payment, closing costs, and initial carrying costs.
Do I need an LLC for a hard money loan?
Not always, but many real estate investors use LLCs for liability protection and to qualify for investment property loans. Kiavi lends to individuals and entities. Having an LLC can streamline the process and provide legal separation between your personal assets and investment activities.
Do commercial loans require 20% down?
Yes, commercial loans typically require at least 20% down payment, sometimes more depending on the lender, property type, and borrower qualifications. Hard money loans for commercial property follow similar down payment structures, though leverage varies. Gap funding can help cover that down payment requirement.
Who is the best hard money lender?
Kiavi is a leading online hard money lender known for fast funding, transparent pricing, and flexible loan products. Ranked first in HousingWire's 2026 "Best Hard Money Lenders" list, Kiavi combines technology-driven underwriting with competitive rates and proven execution across 32 states plus DC.
What is a typical hard money loan rate?
Hard money loan interest rates typically range between 8% and 15%, depending on loan terms, borrower qualifications, leverage, and property factors. The industry average was approximately 10.4% in Q2 2026. Kiavi's most competitive rates start at 7.75% for fix-and-flip loans, though real-world rates for most borrowers fall in the 9% to 12% range after accounting for deal-specific factors.
What are typical terms for a hard money loan?
Loan terms usually range from 6 to 24 months, with interest-only payments throughout and a balloon payment of the remaining principal due at maturity. Standard options through Kiavi include 12, 18, and 24-month terms. The borrower's exit strategy — sale or refinance — determines how the principal lump sum is repaid.
Are hard money lenders worth it?
They are worth it for investors needing fast, flexible financing for short-term real estate investment projects. The higher costs are offset by speed (closing in days rather than weeks), access to properties that don't qualify for conventional financing, and leverage structures designed for fix-and-flip or bridge scenarios. For deals where timing is critical, the cost of not using hard money — losing the deal entirely — far exceeds the premium.
What is a good rate for a hard money loan?
A good rate is typically between 8% and 12%, depending on market conditions, borrower experience, leverage requested, and property risk profile. Rates below 9% generally require strong borrower credentials, moderate leverage, and solid ARV fundamentals. Always evaluate the total cost including origination points and fees, not just the monthly interest rate.
How does a hard money loan work?
Hard money loans are short-term loans secured by real estate, with approval based on the property's value rather than the borrower's credit. Collateral-based approval involves evaluating the after repair value (ARV) of the property. Loan-to-value (LTV) is calculated as loan amount divided by property value, and lenders use this ratio to determine maximum funding. You pay interest during the loan term and repay the principal as a balloon payment through sale or refinance at the end.
How risky are hard money loans?
They carry higher risk due to high interest rates, short terms, and reliance on property resale or refinancing for repayment. If the market shifts, rehab costs overrun, or your exit strategy fails, you risk losing your investment. However, well-prepared investors with accurate ARV projections, realistic budgets, and proven exit strategies use hard money successfully across thousands of deals annually.
How much money do you need to put down for a hard money loan?
Down payments typically range from 20% to 40%, depending on loan-to-value limits set by the lender. Some lenders offer higher leverage (lower down payment) for experienced borrowers with strong track records. Gap funding through our services can cover this down payment, enabling you to keep your cash reserves intact.
What does hard money mean?
Hard money refers to loans funded by private investors or companies based primarily on the value of the collateral property — the "hard" asset. Unlike traditional loans that rely on the borrower's credit history and income, hard money is an asset-based loan where the property itself secures the financing.
How long do you have to pay off a hard money loan?
Typically 6 to 24 months, with interest-only payments during the loan term and principal due at loan maturity. Extension options may be available but usually come with additional fees. Having a clear and realistic exit strategy before taking on any hard money financing is essential to avoiding default risk.
What is a hard money lender loan?
It is a short-term, asset-based loan provided by private lenders or lending companies, used mainly for real estate investment projects. These loans offer hard money to investors who need speed and flexibility that traditional lenders cannot provide. Finding a hard money lender often involves local real estate networks or investment associations for recommendations, though online platforms like Kiavi have made the process significantly more accessible.
With your questions answered, you're ready to take the next step toward fast, flexible funding.
Get Started with Hard Money Lending Today
If you're ready to stop losing deals to slow traditional lenders and start closing with the speed and leverage your real estate investing business demands, the next step takes minutes.
Apply now through our Kiavi partnership and experience asset-based lending built for investors. The application uses a soft credit pull — no impact to your score, no obligation, and no pressure.
As your gap funding partner, Gap Funded ensures you have every dollar needed to close. From down payment to closing costs to initial rehab capital, we bridge the gap between what your hard money lender approves and what your deal actually costs.
Have questions about hard money lending options or how gap funding works alongside your primary loan?
No long-term commitment. No equity splits. Just the capital you need, when you need it.