Hard Money Loans
Hard Money Loans:
For Investors & Builders
Asset-based, short-term hard money loans for fix and flip, renovation, ground-up construction, and bridge financing, funded from our own capital. Fix and flip, renovation, and construction loans run $100K to $2M.
- Max LTC
- 90%fix & flip, of cost
- Max ARV
- 70%65% for construction
- Loan Size
- $100K–$2M
- Term
- 12–24 Moby program
- Funding
- In Drawsrehab and build budgets
- Borrower
- Entity OnlyLLC or corporation
Maximum leverage shown. Actual LTC/ARV may be reduced based on property location, appraisal, market conditions, borrower experience, credit, liquidity, project scope, property type and other underwriting factors. Terms subject to lender approval and program guidelines.
What Is a Hard Money Loan?
A hard money loan is a short-term, asset-based loan secured by real estate. Investors and builders use it to buy, renovate, or build property. The loan is based mainly on the property, the project, and your exit plan rather than conventional income documentation, and it is repaid when the property is sold or refinanced.
Our direct hard money programs run 12 to 24 months. Rehab and construction budgets are held back and released in draws as the work gets done, and interest is charged only on funds disbursed.
Best fit: an investor or builder with a property or lot identified, a scope of work, an itemized budget, a realistic completed value, and a clear exit, either selling or refinancing into a long-term rental loan.
How our programs compare
| Fix & Flip | 90% LTC · 70% ARV |
| Renovation | 85% LTC · 70% ARV |
| Construction | 80% LTC · 65% ARV |
| Loan size | $100K–$2M |
| Term | 12–24 months |
Maximum leverage shown; actual LTC/ARV may be lower. Fix and flip and renovation terms run 12 to 18 months, construction 12 to 24 months. Not a quote.
Hard Money Programs
Four ways to use hard money, from buying to building.
Fix & Flip
Purchase and rehab in one loan, up to 90% of cost and 70% of after-repair value, 12 to 18 months.
Renovation
Fund the scope on a property you own or are buying, up to 85% of cost and 70% of ARV, 12 to 18 months, with fewer draws than a build.
New & Ground-Up Construction
Lot to completion, up to 80% of cost and 65% of ARV, 12 to 24 months, funded through inspected draws.
See Construction details → · Run the numbers · Hard money calculator
Bridge Financing
Temporary financing, funded from our own capital, for purchases with a firm deadline, such as a sheriff sale or auction, or to bridge the gap between a purchase and a sale or refinance. Sheriff sale and bank auction purchases go up to 65% LTV. Tell us the deal and we will come back with terms.
What We Finance
Eligible
- Single-family homes
- 2–4 unit residential
- Townhomes and condos (condo reviews take longer)
- Small mixed-use properties
- Modular and manufactured homes
- Ground-up, teardown, and infill construction
- Lot purchase and construction in one loan
- Bridge loans, including sheriff sale and auction purchases
- Resale or refinance-to-rent exits
- Borrowers closing in an LLC or corporation
Not Eligible
- Owner-occupied properties
- Loans to individuals (business entities only)
- Borrowers involved in open liens or pending litigation
- Deals with no exit plan
From Offer to Exit
-
Apply
Send the address, purchase price, rehab or build budget, your estimated completed value, and your exit.
-
Term sheet
We tell you what we can do and on what terms. No hard credit pull to start.
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Underwrite and close
We review the property, the scope, your experience, and the exit, then close in your entity’s name.
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Draws
Rehab and construction budgets are released as work is completed and verified by a third-party inspection service. Interest is charged only on funds disbursed.
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Sell or refinance
Pay off the loan on sale, or refinance into a long-term rental loan through our DSCR partner*.
Hard Money vs. a Conventional Mortgage
Hard Money
Short term, 12 to 24 months on our direct programs.
Based on the property, the project, and the exit.
Rehab and build budgets released in draws.
Higher cost than a conventional loan, in exchange for flexibility.
Loans to business entities, for non-owner-occupied property.
Conventional Mortgage
Long term, typically 15 to 30 years.
Based on borrower income, credit, and documentation.
Funded in full at closing.
Lower cost, for stable or completed properties.
Available to individuals, including owner-occupants.
Frequently Asked Questions
What is a hard money loan?
A hard money loan is a short-term, asset-based loan secured by real estate, used to buy, renovate, or build. It is based mainly on the property and the project rather than conventional income documentation, and is repaid on sale or refinance.
What is a bridge loan, and do you offer them?
Yes. A bridge loan is temporary financing that covers the gap until a property is sold or refinanced into long-term financing. We fund bridge loans from our own capital, and investors use them most when a deadline is pending, such as a sheriff sale or an auction purchase. For sheriff sale and bank auction purchases, we lend up to 65% LTV. Tell us about the deal and we will come back with terms.
Who can borrow?
Business entities only, such as an LLC or corporation, borrowing against non-owner-occupied property. Loans to individuals and owner-occupied properties are not available through VeeCasa Funding.
Where do you lend?
We lend nationwide. Availability depends on the property and the project.
How much can I borrow?
Loan size is $100,000 to $2,000,000. Maximum leverage depends on the program: up to 90% of cost for fix and flip, 85% for renovation, and 80% for construction, each also capped by the after-repair value limit (70%, or 65% for construction).
Do you fund the rehab too?
Yes. The rehab budget is part of the same loan and is released in draws as the work is completed.
Do I need real estate experience?
Yes, experience is required. What qualifies is reviewed case by case, based on your completed projects and your team.
Is there a minimum credit score?
Yes. The minimum credit score is 650 on all of our direct programs. Below 650, we may still lend when the loan is 50% or less of the property’s value (on rehab and construction loans, the lower of total project cost or value). Borrowers cannot be involved in pending litigation or open liens.
Can I keep the property as a rental instead?
Yes. Many investors refinance a finished flip into a long-term DSCR rental loan, arranged through our partner lender*.
Is there a prepayment penalty?
It depends on the loan. Any prepayment terms are spelled out in your term sheet before you commit.
Ready to Fund Your Next Project?
Tell us about the deal. We will come back with a term sheet or a straight answer.
Loan Program Disclosures
LTC / ARV & Underwriting Disclaimer
Maximum Loan-to-Cost (LTC) and After-Repair Value (ARV) percentages shown are guidelines only and represent maximum potential leverage, not guaranteed loan terms. Actual leverage may be reduced based on the overall risk profile of the borrower, property, and project.
Factors that may result in lower LTC and/or ARV limits include, but are not limited to: rural or sparsely populated locations; declining or unstable property values identified by the appraisal or other market data; excessive housing inventory or extended marketing times; limited comparable sales; unique, specialized, or non-conforming properties; low marketability or liquidity; high renovation or construction costs relative to property value; extensive or complex rehabilitation; borrower experience; credit profile; liquidity and reserves; project feasibility; appraisal findings; title or property-condition concerns; and other geographic, market, collateral, or underwriting risks.
Loan amount, LTC, ARV, interest rate, fees, term, and other conditions are determined on a case-by-case basis and are subject to lender underwriting, appraisal, due diligence, program requirements, and final approval. Programs, guidelines, and terms are subject to change without notice. Not all borrowers or properties will qualify for maximum leverage.
Loan Amount
Loan amount is limited to the lower of the stated percentage of total project cost (LTC) or of the after-repair value (ARV). Examples on this page are hypothetical and are not a quote.
DSCR Rental Loans
* DSCR rental loans are arranged through a partner lender and are not funded directly by VeeCasa Funding. Terms and approval are set by that lender.
Business-Purpose Lending
VeeCasa Funding LLC makes loans for business and investment purposes only, secured by non-owner-occupied real estate, to business entities only. These are commercial loans. They are not consumer mortgages, are not intended for personal, family, or household use, and are not subject to NMLS or SAFE Act licensing. Loan programs, terms, leverage, and availability are subject to underwriting, property review, and credit approval, and may change without notice. Not a commitment to lend.
VeeCasa Funding LLC · 301B Amboy Ave, Woodbridge, NJ 07095 · (732) 314-1874