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Hard Money of Texas

Hard Money Loans Texas | No Credit Check | Up to 65% LTV | Hard Money of Texas

Hard Money Loans in Texas — We Only Look at the Property

Hard Money of Texas is a direct private lender. We make asset-based loans up to 65% of the property value — that’s it. We don’t check your credit score. We don’t verify your income. We don’t care if you have a 400 credit score. If the property has value, we can lend.

What We Lend On

Single-family homes
Multi-family properties
Commercial buildings
Raw land and lots
Empty / vacant buildings
Warehouses and industrial
Any real property in Texas

Our Terms Are Simple

Loan to Value: Up to 65% of property value — nothing else considered
Credit Score: Not checked. A 400 credit score is fine.
Income Verification: None required
Closing Speed: Very fast — days, not weeks
Property Types: All types including raw land and empty buildings
Basis: 100% asset-based — the property value is all that matters

Who We Work With

Investors who can’t get a bank loan. People with bad credit, no credit, or credit problems. Borrowers who need to close fast. Anyone with real estate equity in Texas who needs capital quickly.

Call 877-895-3634

Tell us about the property. We’ll give you an answer fast. Monday–Friday, 8AM–6PM CST.

Deal Analysis

After-Repair Value (ARV): The Number That Makes or Breaks Every Texas Flip

ARV is the most important number in fix-and-flip investing — and the most frequently wrong. Overestimate ARV by 10% on a $300K project and you turn a $30,000 profit into a $0 deal. Underestimate it and you walk away from good deals. Here's exactly how experienced Texas investors calculate ARV, how lenders use it, and the adjustments that separate accurate ARV from wishful thinking.

The 70% Rule — Hard Money Lender's Maximum Bid Formula

Max Bid = (ARV × 70%) − Rehab Cost

Example: $300K ARV, $50K rehab → max bid = $300K × 0.70 − $50K = $160,000

How to Pull Accurate Comps: The 6 Rules Texas Investors Use

ARV is only as good as your comparable sales. Most new investors pull comps too loosely — wrong size, wrong location, wrong time period — and end up with an ARV that's $20,000–$40,000 too high. Here's the discipline that keeps your ARV honest.

Same Subdivision or 0.5-Mile Radius

The tighter the geographic boundary, the more reliable the comp. In rural Texas, expand to 1 mile. In urban infill (East Austin, Oak Cliff), stay within 3–4 blocks — micro-markets shift dramatically street by street.

Rule: Same neighborhood before expanding

Sold in Last 90 Days

Use closed sales only — active listings are asking prices, not market prices. In fast-moving markets (DFW suburbs 2024–2026), 90 days captures current market. In slower rural markets, extend to 6 months with caution.

Rule: Closed sales only, 90 days max

Similar Square Footage (±20%)

A 1,400 SF comp does not validate a 1,900 SF subject. Appraisers adjust ~$50–85/SF for size difference in Texas markets — that's a $25,000–$42,500 adjustment on 500 SF. Stay within 20% or adjust explicitly.

Rule: ±20% SF, then adjust $60–80/SF difference

Same Bedroom/Bath Count (or Adjust)

A 3/2 comp for a 4/2 subject requires a bedroom adjustment. Appraisers typically adjust $5,000–$15,000 per bedroom depending on the market. If you're adding a bedroom in your renovation, factor this into projected ARV.

Rule: Match bed/bath or apply $8–12K per bed adjustment

Similar Condition — Fully Updated

Your ARV reflects the fully renovated end state. Use comps that sold fully updated — new kitchen, baths, flooring, paint. Ignore distressed or cosmetic-only sales for ARV purposes. Appraisers call this "as-improved" value.

Rule: Updated comps only — match your renovation standard

Lot Size and Configuration

In Texas, lot size matters more in suburban markets than urban. A corner lot adds value in some neighborhoods and creates traffic noise concerns in others. A 6,000 SF lot vs 10,000 SF may adjust $5,000–$20,000 depending on market.

Rule: Note lot adjustments especially in suburban markets

Common ARV Adjustments — What Each Feature Is Worth in Texas

Feature	Market	Typical Adjustment	Notes
Full kitchen renovation	DFW suburbs	+$15,000–$25,000	New cabinets, granite/quartz, appliances, fixtures
Master bath renovation	Houston suburbs	+$8,000–$15,000	Walk-in shower, new vanity, tile — buyer expectation
Pool (existing)	Suburban TX	+$15,000–$30,000	Adds value in TX heat — especially with fence/landscaping
Pool (add during reno)	Any TX market	Often negative ROI	Cost $40–60K to add; return $15–25K — avoid
Garage conversion (removed garage)	Any	−$10,000–$20,000	TX buyers expect garages — converting to living space hurts resale
Extra bedroom added	DFW/Houston	+$8,000–$15,000	Going from 3/2 to 4/2 — must be permitted
New roof	All TX	+$5,000–$10,000	Buyers discount heavily for old/damaged roof — replace it
Foundation repair (done)	All TX	Neutral–slightly pos	Buyers want warranty — disclose and provide paperwork
Backing to busy road	All TX	−$5,000–$15,000	Can't be renovated away — factor into purchase price
New HVAC	All TX	+$3,000–$6,000	TX summers make HVAC a health issue — buyers notice

ARV Deal Analyzer

Run the full deal math — max bid, loan sizing, total cost stack, and projected profit

ARV ($)

Rehab Budget ($)

Purchase Price ($)

Hold Period (months)

Hard Money Rate (%)

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70% Rule Max Bid

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HML Loan (75% of cost)

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Total Cost Stack

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Projected Profit

The 4 ARV Mistakes That Kill Texas Flips

Using Active Listings as Comps

Zillow's "Zestimate" and active listings reflect asking prices, not sale prices. In a softening market, listings sit 10–15% above where they'll actually close. ARV must be based on closed sales only — what buyers actually paid.

Ignoring Micro-Market Differences

One street in East Austin or Oak Cliff can be worth $50/SF more than the street behind it. Pulling comps from 1 mile away in an urban infill market introduces massive error. Get hyper-local or get burned.

Projecting Your Renovation Standard onto Buyers

Premium finishes (quartz waterfall island, high-end tile) in a $200K neighborhood don't add $30,000 to ARV — buyers in that price point don't pay for luxury finishes. Match renovation quality to the price point of the neighborhood.

Not Accounting for Seasonality

Texas spring (March–May) is peak selling season — ARV comps from spring may be 3–5% higher than what you'll actually achieve listing in August or November. Adjust your ARV for when you expect to list, not when you buy.

Have a Deal? We'll Run the ARV with You.

Our underwriters have comped thousands of Texas flips. When you submit a deal, we pull comps independently — and if our ARV differs from yours by more than 10%, we tell you why before you commit. Get a same-day indication on any Texas fix-and-flip deal.

Submit Your Flip for Review →

Investor Education

Buying at Texas Foreclosure Auctions:
The Complete Investor's Guide

The courthouse steps are where savvy Texas investors find their best deals — and where unprepared investors lose money. Here's how the process actually works, from notice to deed in hand.

Non-Judicial

Foreclosure Type

No court required — fastest in the country

1st Tuesday

Auction Day

Every county, every month

21 Days

Notice Period

Minimum notice before auction (most give 30+)

Cash Only

Payment Required

Must have funds or pre-commitment to bid

No Inspection

Access to Property

Buyer takes as-is; no due diligence period

How Texas Non-Judicial Foreclosure Works — Step by Step

From the first missed payment to the day you can take possession as the new owner:

Months 1–3 — Default Phase

Borrower Falls Behind on Payments

After 1–3 missed payments, the lender issues a "Notice of Default" and gives the borrower a final opportunity to cure (catch up on payments). Most lenders attempt loan modification or payment plans during this phase. As an investor, you can sometimes negotiate a "short sale" or direct purchase here — before the public auction.

21+ Days Before Auction — Notice of Sale

Notice of Foreclosure Sale Filed

The lender's trustee files a Notice of Trustee's Sale with the county clerk and mails it to the borrower. This notice sets the auction date (always the first Tuesday of the month) and is public record. Track these filings on your county's official website or through third-party services like Foreclosure.com, PropertyRadar, or PublicData.us. This is your lead list.

1st Tuesday of Month — Auction Day

Courthouse Steps Auction

Auctions happen at the county courthouse between 10 AM and 4 PM — exact time varies by property. Register with the trustee that morning. Bidding starts at the lender's minimum bid (usually the outstanding loan balance). You must pay with certified funds or a hard money lender's cashier's check/wire confirmation on the same day. The highest bidder gets the trustee's deed.

Immediately After — Right of Redemption

Texas Has No Redemption Period

This is a major Texas advantage: unlike many states, Texas has no post-sale redemption right for residential properties. Once you win the bid and the trustee issues the deed, the prior owner has no legal right to buy it back. You own it immediately. (Exception: tax deed sales have a 2-year redemption period for homesteads.)

Days 1–30 — Possession

Evicting Occupants (If Needed)

If the prior owner or a tenant is still occupying the property, you must go through the standard Texas eviction process — file a forcible detainer action at the JP court. With a trustee's deed, you'll typically get a hearing within 10 days. Once you have a writ of possession, the constable removes occupants. Never attempt self-help eviction (changing locks) — it's illegal and will get you sued.

Auction Risks Every Investor Must Understand

Buying at auction is not like buying through an agent. The upside is real — so are these risks:

High Risk

No Interior Inspection

You're bidding on a property you may have never seen inside. HVAC failures, foundation issues, mold, and trashed interiors are common. Budget a 10–20% contingency on top of your estimated rehab cost.

High Risk

Second Liens Survive

Winning a first-lien foreclosure wipes the first lien but may NOT clear second mortgages, HOA liens, or IRS liens filed before the first lien. Always run a full title search before bidding. Junior liens on a property you "won" can cost you the property.

Medium Risk

Overbidding in Competitive Markets

Institutional buyers with deep pockets attend DFW auctions in force. Emotional bidding can push prices above ARV. Know your max bid before you arrive and walk away at your number — there's always another auction.

Medium Risk

Same-Day Funding Requirement

If you win a bid and can't fund same-day, you lose the bid deposit and may be barred from future auctions. Hard money lenders can issue a "proof of funds" letter or cashier's check in advance — but confirm your lender is auction-ready before you bid.

How We Fund Auction Purchases — Same Day

The #1 reason investors lose auction deals isn't being outbid — it's not having funding in place. Banks can't move at auction speed. We can.

Proof of Funds Letter: We issue a same-day proof of funds letter specifying the property and maximum bid amount. Most Texas auction trustees accept a lender's POF letter to satisfy the funding requirement on auction day, with wire to follow within 24 hours.

Pre-Commitment: If you're a repeat borrower, we can pre-approve a credit line for auction purchases up to a specified dollar amount — so you can bid confidently on any deal that fits the criteria we've agreed to, without calling us before every auction.

What we need from you: Property address, opening bid amount, your estimated ARV, and your rehab budget. Submit the deal 24 hours before the auction and we can be ready when the hammer drops.

Have an Auction Deal? We Can Fund It.

Get a proof of funds letter or pre-commitment before the first Tuesday. We've funded courthouse-steps deals across DFW, Houston, San Antonio, and Austin.

Get Auction Funding →

Who We Fund

6 Types of Investors Who Use
Hard Money — and Why

Hard money isn't just for distressed borrowers. It's a precision tool that sophisticated real estate investors use when speed, flexibility, or property condition rules out conventional financing.

🔨

The Active Fix & Flipper

2–6 flips per year

Doing multiple deals simultaneously. Can't wait 60 days for conventional approval — a deal that sits dies. Needs fast closes and is comfortable with higher rates because the hold time is short (4–6 months).

Why hard money: Closes in 2 weeks. Interest cost on a 5-month flip at 12% is ~$7,500 on a $150K loan — a rounding error vs. the $40K profit on a good deal.

🏗️

The First-Time Flipper

Learning the system

Has the capital but not the track record for bank financing. Hard money lenders evaluate the deal and the down payment — not your history. First deal closes; first profit builds the track record for the next one.

Why hard money: Banks require 2+ years self-employment history. Hard money requires a good deal and 20–25% down. The asset qualifies the loan.

🏢

The Portfolio Builder (BRRRR)

Recycling capital at scale

Buys distressed, renovates, rents, refinances into DSCR or conventional, pulls capital back out. Hard money is the acquisition vehicle — cheap enough to hold for 6–12 months while renovation and seasoning happen.

Why hard money: DSCR refinance requires a stabilized, rented property. Hard money bridges the gap between distressed acquisition and lendable condition.

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The Auction Buyer

30-day close deadlines

Courthouse steps, REO auctions, and online platforms often require closing in 15–30 days with proof of funds upfront. No conventional lender can move that fast. Hard money can.

Why hard money: Auction rules don't accommodate bank timelines. A hard money commitment letter (or proof of funds letter) wins the bid. Banks get you disqualified.

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The Bridge Borrower

Buying before selling

Has equity in an existing property but not the liquid cash for a new acquisition. Uses hard money to bridge — buys the new property, sells the old one, pays off the bridge. No contingency, clean close.

Why hard money: Conventional lenders count the old mortgage in your DTI, killing the qualifying math. Hard money lends against the asset — your DTI is irrelevant.

📋

The Self-Employed Investor

Too many write-offs for banks

Business owners and freelancers who write off expenses to minimize taxes end up showing $40K in taxable income on a $300K actual income. Banks decline the loan. Hard money lenders look at the deal, not the 1040.

Why hard money: The only income document we require is your word and the property's rent roll. No Schedule C forensics. No 24-month average income calculations.

Real Scenarios We've Funded in Texas

These are representative deal types — the situations where hard money solves the problem a bank can't:

🏚️

Distressed SFR — Dallas$95K purchase, $45K rehab, $210K ARV. Property wouldn't qualify for conventional — no working HVAC. Funded at 85% LTV of purchase.

Days to Close

⏱️

Auction Purchase — HoustonCourthouse steps sale. 21-day close required. $320K purchase. Proof of funds issued in 4 hours. Funded in 18 days.

Days to Close

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Bridge Loan — Austin Investor$1.2M commercial property. Buying before prior property sold. 90-day bridge. Paid off clean at sale of prior asset.

Days to Close

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First Flip — San AntonioNo prior flip history. $130K purchase, $28K rehab budget. Borrower had 30% down and a solid contractor. We funded the deal; they made $44K net profit.

Days to Close

When Hard Money Is NOT the Right Tool

We'd rather tell you now than waste your time. Hard money doesn't fit every situation:

Primary residence purchase (TILA/consumer lending rules)

Long-term hold with no exit strategy (rates too high for 5+ years)

Deals with no equity cushion (we need 20–25% skin in the game)

Rural land with no improvements and no timeline

Borrowers who can qualify for conventional (bank rates are cheaper)

Speculative deals with no clear ARV or rental comps

See If Your Deal Qualifies

Submit your deal summary — property, price, your plan. We'll tell you within 24 hours whether we can fund it and at what terms.

Get Pre-Qualified →

Commercial Bridge Lending

Commercial Hard Money Loans in Texas:
Fast Capital for Value-Add & Bridge Deals

Hard money isn't just for residential flips. Texas investors use commercial hard money to acquire distressed retail, reposition underperforming multifamily, bridge to permanent financing on stabilizing commercial assets, and fund ground-up construction when bank timelines don't work. The underwriting is asset-based, not income-based — which means speed and flexibility that no conventional commercial lender can match.

Most Active

Multifamily Bridge

Acquire 5–50 unit apartment at below-stabilized occupancy. Rehab units, lease-up to 90%+, then refi into DSCR perm. Hard money bridges the gap between acquisition and stabilization.

LTV: 65–70% as-is · Rate: 10–13% · Term: 12–24 mo

Value-Add

Retail Strip Repositioning

Buy a vacant or distressed strip center at a deep discount, execute lease-up with new tenants, then refi perm at stabilized value. Hard money funds acquisition + TI + leasing commissions during the repositioning period.

LTV: 60–65% · Rate: 11–14% · Term: 12–18 mo

Income Replacement

Office Conversion

Distressed suburban office being converted to medical, coworking, or residential. Hard money bridge while permits and renovation are underway — then DSCR or conventional perm at stabilization. Dallas and Houston have active conversion pipelines.

LTV: 58–65% · Rate: 11–14% · Conversion: 6–18 mo build

Ground-Up

Small Commercial Construction

Build-to-suit or speculative commercial construction for retail, medical, or industrial use. Draw-based funding tied to construction milestones. Hard money construction lenders move faster than banks and don't require 2 years of operating history.

LTC: 65–70% · Rate: 11–13% · Term: 12–18 mo + extension

Distressed Purchase

Foreclosure / REO Commercial

Buy commercial properties at courthouse steps, bank REO, or note sale. All-cash or hard money required — bank foreclosure and note purchases don't allow conventional financing contingencies. Speed to close is the competitive advantage.

LTV: 55–65% · Rate: 11–14% · Close: 5–10 business days

Perm Bridge

Refinance Bridge

Property qualifies for perm but conventional lender needs 60–90 days. Hard money closes in 10 days, lets you fund the purchase or payoff the matured loan, then you refinance into bank financing at your leisure.

LTV: 65–70% · Rate: 10–12% · Term: 6–12 mo

Commercial Hard Money vs. Bank Construction Loan

Factor	Commercial Hard Money	Bank Construction Loan
Close timeline	7–21 days	60–120 days
Income documentation	Asset-based — minimal docs	Full 2-yr tax returns, P&L, global cash flow
Stabilized property required	No — lends on as-is or as-built value	Often requires stabilization before funding
Borrower experience required	1 commercial deal preferred, not required	3–5 years track record often required
Interest rate	10–14% (short-term cost)	Prime+1–2% (lower long-term)
Points / origination	2–4 points upfront	0.5–1% origination
Extension flexibility	Usually available at 1–2 points	Often rigid — must refi or pay off
Portfolio / distressed assets	Yes — lends on challenged properties	Must be standard, well-leased, conventional

Real Texas Commercial Hard Money Scenarios

Houston — 18-Unit Apartment, 55% Occupied

Bridge → DSCR refi playbook

Purchase price $920,000

As-is value (appraised) $980,000

Hard money loan (65%) $637,000

Rehab budget $108,000

Rate / term 11.5%, 18 months

Stabilized value (90% occ) $1,420,000

DSCR refi (70%) $994,000

Cash-out after bridge payoff $357,000

DFW — Distressed Strip Center, 3 of 8 Units Leased

Value-add acquisition + lease-up

Purchase (courthouse steps) $1,100,000

Hard money (60% as-is value) $720,000

TI + leasing costs $85,000

Rate / term 12%, 12 months

Hard money cost (12 mo) $86,400 interest + 3 pts

Stabilized NOI (8 tenants) $148,000/yr

Perm value @ 7% cap $2,114,000

Equity created ~$800,000

Commercial Deal in Texas That Needs Fast Capital?

Multifamily bridge, retail repositioning, office conversion, ground-up construction, or foreclosure purchase — if the deal makes sense at the asset level, we can fund it. No 60-day bank process. No stabilized income requirement. Submit your deal and we'll have an indication of interest within 24 hours and close in 2–3 weeks.

Submit Your Commercial Deal →

Fix & Flip Fundamentals

How to Find & Vet a Texas Rehab Contractor
Before You Touch Hard Money

The #1 cause of fix-and-flip disasters isn't the deal — it's the contractor. Here's a systematic framework to find, vet, and manage rehab contractors in Texas before a dollar of hard money changes hands.

Step 1

Verify the License

Texas does not require a general contractor license — but every trade subcontractor (electrician, plumber, HVAC) must be licensed by the state. Verify licenses at the Texas Department of Licensing and Regulation (tdlr.texas.gov) and the Texas State Board of Plumbing Examiners.

Search the contractor's business name and owner name. Unlicensed subs working on your property put you in legal jeopardy and void your insurance.

Step 2

Require Proof of Insurance

Before they step foot on your property: general liability insurance ($1M minimum) and workers' compensation. Ask for a certificate of insurance naming you as additional insured. If a worker is injured on your property and the GC has no workers' comp, you could be liable.

A GC who won't provide a COI immediately is not a GC worth hiring. This is non-negotiable — full stop.

Step 3

Get 3 Detailed Bids

Never accept a single bid. Get three itemized written bids on the same scope of work. "Itemized" means line-by-line labor and materials — not a single lump sum. Compare the scope, not just the number. The cheapest bid often omits work the other two included.

If all three bids are within 10–15%, your scope is well-defined. If one bid is 40% lower than the others, something is being omitted.

Step 4

Call References — Specifically

Ask for 3–5 references from jobs completed in the last 12 months that were similar in scope. Call every one. Ask: Did they finish on time? On budget? Would you hire them again? What went wrong and how did they handle it?

A contractor who won't provide recent references or who provides references that won't answer the phone is a yellow flag. A contractor with raving referrals who says "call them anytime" is gold.

Step 5

Drive Past Prior Projects

Ask for addresses of prior completed flips in Texas — specifically ones they rehabbed within the last year. Drive by. Does the workmanship look solid from the street? Does the curb appeal hold up? Were the permits pulled and closed properly (searchable on most county websites)?

Check if permits were pulled at the address. Open or expired permits on a prior project = contractor shortcuts. Lenders and buyers will find these issues at your resale.

Step 6

Run a Texas Mechanic's Lien Check

In Texas, unpaid subs and suppliers can file a mechanic's lien against your property even if you paid the GC. Before hiring, search the county clerk's records for any liens associated with your contractor's name. Repeat at the end of the job before final payment.

A Texas mechanic's lien can cloud title and prevent you from selling or refinancing. Always use a lien waiver upon each payment.

Red Flags — Walk Away Immediately

Any one of these is enough to disqualify a contractor and find someone else:

Asks for more than 10% down before work begins (25–33% total is standard, in phases)

Won't pull permits ("I know the inspector, we'll be fine")

Can't provide a COI within 24 hours

Gives you a single lump-sum bid with no line items

Pressure to sign immediately without time to get other bids

No written contract — "we just shake hands"

References that "moved away" or "no longer use phones"

Multiple BBB complaints or unresolved court judgments

Subcontractors they can't name in advance ("I have guys")

Start date keeps getting pushed without explanation

What Must Be in Your Contractor Contract

A verbal agreement is worth nothing in a Texas dispute. Your written contract must include:

Full itemized scope of work with material specifications (brand, grade, dimensions)

Start date and completion date with liquidated damages for delays

Payment schedule tied to milestones (not calendar dates)

Lien waiver requirement at each payment disbursement

Change order process — written approval required before any extra work

Permit responsibility (who pulls, who pays)

Warranty terms (typically 1 year on workmanship)

Subcontractor approval clause (you must approve all subs)

Right to audit materials invoices

Dispute resolution process (arbitration vs. litigation)

Termination clause with cure period

Typical 5-Draw Rehab Payment Schedule

Tie every payment to completed work — never to time. Never pay upfront for all materials.

Project Kickoff & DemolitionSigned contract, permit applications submitted, demo complete and inspected

10%

Rough Work Inspections PassedFraming, plumbing rough-in, electrical rough-in, HVAC rough-in — all inspected and passed

25%

Drywall, Insulation & MEP FinishedDrywall hung and taped, insulation complete, mechanical/electrical/plumbing finish work done

25%

Finishes InstalledFlooring, paint, cabinets, countertops, fixtures, appliances — property nearly complete and walkable

25%

Final Inspection Passed & Punch List CompleteAll permits closed, certificate of occupancy issued, punch list items resolved, lien waivers received

15%

Ready to Fund the Rehab? We Are.

Once you have your contractor and scope of work, we can fund your hard money loan in as little as 7–10 days. Submit the deal — we'll have a term sheet back to you in 24 hours.

Get Hard Money Funding →

Flip Execution

How to Vet Contractors for Fix & Flip Projects in Texas:
The Process That Protects Your Profit

Bad contractors are the #1 reason Texas flippers lose money. Blown budgets, missed timelines, shoddy work, and outright theft all happen regularly — and they're almost entirely preventable with the right vetting process. After thousands of Texas fix-and-flip loans, we've seen what separates the investors who consistently close on schedule from those who get burned. Here's the exact framework.

The 7-Step Contractor Vetting Process

Verify Texas Contractor License & Insurance Before Anything Else

Texas doesn't require a general contractor license at the state level, but electricians, plumbers, and HVAC contractors must be licensed — verify every trade sub. Require a Certificate of Insurance for general liability (minimum $1M) and workers comp. An uninsured contractor working on your flip means you're liable if someone gets hurt. Call the insurance company directly to confirm the policy is active.

Non-negotiableLicense + active COI before first conversation about price

Get 3 Bids — and Question the Outlier in Both Directions

Three bids on every project. The lowest bid almost always means the contractor doesn't understand the scope, will cut corners, or will come back for change orders. The highest bid isn't automatically better quality — it may just be a contractor who doesn't want the job. The middle bid with the clearest scope of work wins on most projects.

Red flagLow bid 30%+ below others — something is wrong

Check References — Specifically Investors, Not Homeowners

Ask for 3 references from other real estate investors, not homeowners. Homeowners have different expectations and timelines. An investor who has used the contractor on 3–4 flips can tell you: Did they hit the timeline? Did the budget hold? Did they show up every day? Would they use them again? Call references. Actually call them.

Ask directly"Did they finish on time and on budget?"

Walk a Current Job Site Before Signing

Visit a project the contractor is actively working on. You'll see how they organize their crew, how they handle materials, how clean the site is, and whether the pace of work matches your timeline expectations. A contractor with a chaotic job site will bring that chaos to your project. A tight operation runs tight projects.

Tells you everythingOrganized site = organized project

Require a Line-Item Scope of Work — Not a Lump Sum

Never sign a lump-sum contract with vague scope ("renovation as discussed" or "update kitchen"). Every line item must be specified: square footage, material specifications, brand, model number where applicable. A detailed SOW eliminates "that wasn't included" change order arguments and gives you something to verify draws against.

RequiredLine items let you verify what was done before releasing draws

Structure the Payment Schedule Around Completed Milestones

Never pay more than 10–15% upfront. Tie every subsequent payment to a verified completed milestone — not to a timeline or a promise. A contractor who requires 50% upfront is either desperate for cash (danger) or planning to front-load your project to fund another. Your hard money lender will release draws based on inspections; align your GC payment schedule to match.

RuleMax 10–15% mobilization; rest in milestone draws

Build a Texas Mechanic's Lien Waiver Into Every Draw

Texas has strong mechanic's lien laws — a subcontractor your GC didn't pay can file a lien on your property even if you paid the GC in full. Require lien waivers (conditional and unconditional) from the GC and all major subs at every draw. This is standard practice for institutional investors and should be standard for yours too.

TX-specificMechanic's lien waivers at every draw — non-negotiable

Red Flags That Should End the Conversation Immediately

Wants Large Upfront Payment

Any request for 30–50% upfront before work begins is a danger sign. Reputable contractors have supplier relationships and don't need your capital to fund materials for a $40K rehab.

No Written Contract

"We can work on a handshake" means you have zero legal protection when something goes wrong. Always. Always a written contract with scope, price, timeline, and payment schedule.

No Physical Address

A contractor with only a cell phone number and no business address, website, or permanent presence is high-risk. If they disappear with your money, you have no way to find them.

Vague or Missing Insurance

"I have insurance" is not a Certificate of Insurance. Require the actual COI with your name as additional insured on the GL policy. If they stall, they're uninsured.

References Won't Answer or Are Evasive

A contractor's references should be eager to talk. If calls go unanswered or references give vague non-answers, that's information — the contractor cherry-picked the least-unhappy clients.

Changes Scope Mid-Job Without Written Change Orders

Every change to scope, price, or timeline must be in writing before work proceeds. Verbal change orders become he-said-she-said disputes that contractors usually win because they have more time to fight than you do.

Standard Draw Schedule for Texas Fix-and-Flip Rehabs

Draw #	Milestone Trigger	% of Budget	Lender Inspection
Mobilization	Contract signed, materials ordered, dumpster delivered, demo started	10–15%	Not required
Draw 1 — Rough	Demo complete, framing done, rough plumbing/electrical/HVAC roughed in	25–30%	Required — inspector confirms rough work
Draw 2 — Drywall	Insulation installed, drywall hung and taped, passed rough inspections	20%	Required — inspector walks
Draw 3 — Finishes	Cabinets, flooring, tile, trim, interior doors, fixtures installed	20%	Required — lien waivers collected
Final Draw	Punch list complete, CO issued (if required), property show-ready	10–15%	Required — final walkthrough with investor

Every Texas Rehab Contract Must Include

Legal names of contractor entity and owner(s) — not just a DBA

Line-item scope with specifications (brand, model, dimensions)

Total contract price and detailed payment schedule tied to milestones

Start date and substantial completion date with penalties for delay

Change order process — written authorization required before changes begin

Requirement for lien waivers from GC and all subs at each draw

Insurance requirements — GL and workers comp minimum coverage amounts

Dispute resolution clause — mediation before litigation

Contract Clauses That Favor the Contractor (Avoid These)

Cost-plus contracts with no cap — your budget is unlimited by design

Arbitration-only clauses that limit your legal options if things go wrong

Time-and-materials billing with no defined ceiling on either

Contractor right to substitute materials without your written approval

No completion date — "when work is done" is not a schedule

Contractor retains all unused materials — you paid for them; they're yours

Automatic payment triggers on dates rather than verified milestones

Waiver of your right to inspect work before releasing draws

Ready to Fund Your Texas Fix & Flip? We've Seen Every Scenario.

We don't just lend — we've been on job sites across Texas. We know how rehabs go sideways and we structure our draw process to protect both you and us. If you have a deal and a solid contractor, bring us both — we'll tell you within 24 hours if the numbers work and what we can fund.

Submit Your Flip Deal →

Foreclosure Investing

Buying at the Courthouse Steps in Texas:
The Complete Guide to Foreclosure Auctions

Texas foreclosure auctions — held on the first Tuesday of every month at county courthouses — are where experienced investors consistently buy properties at 65–80% of market value. It's the most competitive deal-sourcing channel in the state, but also the least forgiving. You need cash (or committed hard money), title knowledge, and discipline on your maximum bid. Here's how to do it right.

How Texas Foreclosure Auctions Work

Texas is a non-judicial foreclosure state — no court approval required. The entire process from first missed payment to auction can happen in as little as 60 days:

Default & Notice

Borrower misses 1–3 payments. Lender sends Notice of Default. Texas law requires a 20-day cure period.

Notice of Sale

Filed at county clerk at least 21 days before auction. Posted at courthouse. Published in county newspaper.

Auction Day

First Tuesday of month, 10 AM–4 PM at courthouse. Trustee reads the deed of trust, opens bidding. Cash or cashier's check required same day.

Winning Bid

Highest bidder above the opening bid (set by lender) wins. Trustee's deed issued same day or within days. Title passes immediately — no redemption period in Texas.

Take Possession

Occupants must vacate. If occupied, you must file eviction (JP court). Texas courts move quickly — typically 30–45 days to possession if contested.

What to Do Before Every Auction

Pull the Notice of Trustee Sale from the county clerk 3+ weeks before the auction date

Run a title search on every property you're considering — subordinate liens survive the foreclosure if not extinguished by the auction

Drive the property, photograph the exterior. Many are occupied — don't trespass, but assess condition from the street and any visible areas

Research tax status: delinquent property taxes are a super-priority lien that survive foreclosure and become your obligation at purchase

Pull recent sold comps within 1 mile, same SF/bed/bath range. Set your MAX bid at (ARV × 70%) − estimated rehab. Do not exceed it at auction.

Have your hard money lender pre-committed — most county auctions require cashier's check or cash same day. Pre-arrange your funding structure before you bid.

Attend several auctions before bidding — watch how the process runs, how bidding escalates, and what the winning investors actually pay

Risks That Can Destroy Your Profit

IRS tax liens survive first-lien foreclosure — IRS has 120-day right of redemption. Always check for federal tax liens before bidding.

HOA super-priority liens in some Texas developments can survive the foreclosure — verify with the HOA and title search

You buy as-is, sight unseen — structural problems, foundation issues, or environmental contamination become yours the moment you win

Occupied properties: previous owner or tenant may resist eviction. Budget 45–90 days and $2–5K in legal fees as a worst-case scenario

Auction fever: competitive bidding in the room can push prices past your max. Having a hard number and not exceeding it is the discipline that separates profitable investors from ones who get burned

Opening bid set by lender may already be at or above market value — many auctions result in the lender buying back the property (REO) because no bidder beats the opening

Texas County Auction Resources

Dallas County

dallascounty.org

Largest volume in the state. Auctions held at George Allen Courts Building. 500–1,000+ notices filed monthly across all price points.

Harris County (Houston)

hctx.net

Auctions at 301 Fanin St. Diverse inventory — inner-loop teardowns to suburban ranches. High investor competition on desirable inner-loop properties.

Tarrant County (Fort Worth)

tarrantcounty.com

Strong value-add inventory in Eastside, Polytechnic, Riverside neighborhoods. Lower competition than Dallas — better margins available for prepared buyers.

Travis County (Austin)

traviscountytx.gov

Lower volume due to fewer distressed properties in Austin's high-equity market. When deals appear, competition is fierce — preparation is essential.

Bexar County (San Antonio)

bexar.org

Consistent volume across price points. Military relocation market creates unique inventory patterns. Good mix of Southside, Eastside, and suburban properties.

Secondary TX Markets

county clerk websites

Lubbock, Amarillo, El Paso, Waco, Tyler — less competition, better margins for investors willing to drive. Same process, smaller bidder pool.

The Courthouse Steps Math: Two Real Examples

Example 1 — Fort Worth Eastside (Win)

ARV (confirmed comps)$225,000

Estimated rehab$38,000

Max bid (70% rule)$119,500

Actual winning bid$107,000

Opening bid (lender)$94,000

All-in cost (incl. carry)$158,400

Net profit at ARV$66,600

Example 2 — Dallas Suburb (Overbid)

ARV (confirmed comps)$380,000

Estimated rehab$55,000

Max bid (70% rule)$211,000

Auction fever — paid$258,000

All-in cost (incl. carry)$330,500

Net profit at ARV$49,500 loss

Hard Money + Courthouse Steps: How to Fund Same-Day

Most counties require payment within hours of winning a bid — you can't go get financing after you win. The investors who consistently win at auction have their funding pre-arranged. Here's how to structure it:

Pre-Approved Line of Credit

Work with a hard money lender to establish a pre-approved acquisition line before auction season. They review your track record, set a max, and you can bid with confidence knowing funds are committed.

Cashier's Check + Same-Day Wire

Bring a large cashier's check to the auction (refundable if you don't win). Win the bid → your hard money lender wires the balance to the trustee within hours. Requires a very tight lender relationship.

Cash Buyers (Then Refi)

The most common approach: buy with cash at auction, immediately submit to HML for a refinance. Most hard money lenders will refi an auction purchase within 3–5 business days, returning your capital.

Won at Auction? Need a Hard Money Refi in 3 Days?

We work with active courthouse steps investors across Texas. If you've just won an auction purchase and need to refinance your cash out quickly, we can typically close a hard money refi in 3–5 business days. Bring your trustee's deed and your rehab scope — we'll move fast.

Get Funded Fast →

Flip Exit Planning

Fix-and-Flip Exit Strategies:
Sell, Refi, or Rent — Which Makes You More Money?

Your exit strategy isn't a decision you make at the end of a rehab — it's baked into your buy price, rehab scope, and loan term from day one. Texas flippers who plan their exit before signing the contract consistently outperform those who figure it out at the end.

Retail Sale (MLS)

Investor / Wholesale Sale

BRRRR (Refi + Hold)

Seller Financing

Retail Sale — Pros

Highest gross sale price — you capture full market value from an end buyer

MLS listing creates competitive bidding in Texas's active markets

Clean transaction — cash out entirely, no ongoing obligations

Best for fully rehabbed properties that show beautifully

1031 exchange option if you roll proceeds into investment property

Retail Sale — Cons

6% commissions + title + prorations: 7–8% of gross sale price gone immediately

30–60 days on market before closing — carry interest keeps accumulating

Subject to buyer financing — deal can fall apart at appraisal or inspection

Full cosmetic finish required — no shortcuts with a retail buyer

Short-term capital gains if held under 12 months (ordinary income rates)

92–96%

% of ARV Recovered

45–75 days

Typical Time to Close

Max Profit

Best Use Case

Investor Sale — Pros

No MLS commissions — save 3–6% selling direct

Fast close: 7–14 days with cash or hard money buyer

Works even if rehab is not fully complete — sell as-is to investors

No appraisal risk, no inspection contingencies, no emotional buyers

Good option when your HML term is running short and you need out fast

Investor Sale — Cons

Price discount: investors buy at 70–80% of ARV — you leave money on the table

Need investor relationships — this is a relationship-based sale channel

Hard to negotiate from a position of visible distress or timeline pressure

Not every neighborhood has active investor buyer demand

75–85%

% of ARV Recovered

7–21 days

Time to Close

Best For

Speed & Certainty

BRRRR Refi — Pros

Pull equity out tax-free via cash-out refi — debt proceeds are not income

Build a rental portfolio without deploying new capital each time

Property cash flows ongoing — passive income replaces one-time flip profit

DSCR loan on the refi — no income docs, hold in LLC, fully scalable

Long-term appreciation in Texas markets compounds equity over time

BRRRR Refi — Cons

HML must be paid off at refi — requires either cash reserves or full equity

Only works if ARV supports DSCR loan AND generates positive monthly cash flow

Additional 15–30 days carry after rehab complete for refi to close

Cash-out refi capped at 75–80% LTV — you may not pull all your equity

Landlording is a different skillset — budget for property management

75–80%

LTV on Cash-Out Refi

30–45 days

From Rehab to Refi Close

Best For

Portfolio Builders

Seller Financing — Pros

You become the bank — collect monthly principal + interest at your rate

Can often command above-market price for providing financing access

Installment sale treatment — spread capital gains recognition over years

Interest income at 7–10% plus ongoing principal paydown

Attractive to buyers who can't qualify conventional but can afford payments

Seller Financing — Cons

You must pay off the HML at closing — requires full equity in the deal

Buyer default risk — even with non-judicial foreclosure, it takes time

Capital tied up in a single note — less liquidity than a cash sale

Requires real estate attorney for the note and deed of trust documentation

Not suitable for every buyer or every market — needs the right buyer profile

Full ARV+

Potential Sale Price

7–10%

Typical Note Rate

Best For

Tax Efficiency

The Texas Flip Listing Playbook (Retail Exit)

If you're doing a retail exit, follow the steps Texas's top flippers use to minimize DOM and maximize sale price:

1–2 Weeks Before Listing

Pre-Listing Prep

Professional photography — not iPhone shots
3D Matterport tour reduces unserious showings
Clean gutters, power wash driveway and walkways
Stage living room, master, and kitchen at minimum
Pre-listing inspection — eliminate surprises at contract

Days 1–7 on Market

Launch Week

Price at market, not aspirational — DOM kills value
Go live Thursday for maximum weekend showing traffic
Open house both Saturday and Sunday of launch weekend
Set an offer deadline Sunday if you get strong traffic
Never list Friday afternoon or Saturday — you lose a week

Days 8–21 on Market

If Not Under Contract

Price reduction by day 10 — don't wait, carrying is expensive
Pull fresh comps immediately — are you priced right?
Offer buyer's agent bonus ($2–5K) to drive more showings
Diagnose the showing issue: smell, staging, lighting, layout
Consider switching agents if marketing is passive

True Selling Cost Stack: What Texas Flippers Actually Net

Cost Item	Typical Range	On a $350K Sale
Buyer's Agent Commission	2.5–3%	$8,750
Listing Agent Commission	2.5–3%	$8,750
Title Insurance (seller pays in TX)	0.5–0.8%	$2,100
Escrow / Closing Fees	$800–1,500	$1,200
Property Tax Proration	Varies by close date	$1,800 avg
Home Warranty (often buyer request)	$400–600	$500
Misc (touch-up repairs, staging)	$500–3,000	$1,500
TOTAL SELLING COSTS	~7–8% of sale price	~$24,600

Know Your Exit Before You Buy — We Help You Plan It.

Our hard money loan terms are structured around your exit strategy. Retail exit at 6 months? We have that covered. BRRRR with a DSCR lender refi letter in hand? We can extend. Submit your deal and let's build the right loan structure from day one — not after closing.

Get My Loan Structured →

First-Time Investor Guide

Your First Fix & Flip in Texas:
A Step-by-Step Playbook

Most first-time investors fail because they don't have a roadmap — not because they lack capital. Here's exactly how to do your first deal from contract to closing.

Find the Deal (Before You Have Money)

Start looking before you have financing. Drive for dollars, MLS distressed listings, probate, wholesalers. In Texas look at Harris, Tarrant, and Dallas counties — highest volume of distressed single-family.

Rule of thumb: ARV × 70% − Rehab = Max Purchase Price

Run Your Numbers Conservatively

Get 3 contractor bids before signing anything. Add 15% contingency on top. Most beginners underestimate rehab by 20–30%. Your profit is made at purchase, not at sale.

If it doesn't work at your worst-case estimate, walk away

Get Pre-Qualified for Hard Money

Call us before going under contract. 24–48 hour pre-qual. We'll look at the deal, your exit plan, and down payment availability — not your credit score or W-2s.

Hard money closes in 5–10 days. Banks take 30–60. Sellers love speed.

Sign & Fund — We Close Fast

We lend up to 90% LTV on purchase. Rehab draws released in stages as work is completed. You maintain control of the rehab process — no micromanagement.

We've closed in as few as 3 business days in Texas

Manage the Rehab

Stick to the scope. Change orders kill profits. Use licensed Texas contractors — required for permits. Document everything with photos for draw requests.

Target 3–4 months from close to list. Every extra month = one more interest payment

Exit: Sell or Refi

List at or slightly below market to sell in under 30 days. OR refinance into a 30-year DSCR loan and keep it as a rental. Either way, we're paid off and you've done your first deal.

BRRRR strategy: Buy, Rehab, Rent, Refi, Repeat — recycle your capital

5 Mistakes That Kill First-Time Fix & Flip Deals

✗

Overestimating ARVPull 6-month comps in a 1/2 mile radius, same bed/bath. Not Zillow — actual closed sales.

✗

Underestimating RehabContractors lowball to get the job. Get 3 bids and add 15% contingency — every time.

✗

Ignoring Holding CostsHard money at 12%, property taxes, insurance, utilities = $3–5K/month. Budget 6 months minimum.

✗

Wrong MarketDon't flip in a neighborhood where ARV is $150K. You need at least $200K ARV to make margins work.

✗

No Contractor RelationshipFinding a contractor mid-project doubles your timeline. Have 2–3 before you go under contract.

Sample First Flip — DFW Market

What the numbers actually look like on a typical Texas entry-level flip

Purchase Price$135,000

Hard Money Loan (85% LTV)$114,750

Your Down Payment$20,250

Rehab Cost$28,000

Holding Costs (4 months)$8,500

Closing Costs (buy + sell)$6,200

After Repair Value (ARV)$215,000

Net Profit+$37,300

Ready to Do Your First Texas Flip?

Get pre-qualified in 24 hours. No income docs, no W-2s, no appraisal required to get started.

Start Your Pre-Qualification →

Fix-to-Rent / BRRRR Strategy

The Fix-to-Rent Bridge: Hard Money Into a Cash-Flowing Rental

Not every distressed property is a flip. The fix-to-rent strategy — buy distressed, renovate with hard money, then refinance into a long-term DSCR rental loan — lets Texas investors build a portfolio without tying up all their cash in each deal. Here's exactly how the bridge works.

The fix-to-rent (also called BRRRR — Buy, Rehab, Rent, Refinance, Repeat) strategy solves a real problem for investors who want to build a rental portfolio: buying distressed properties in cash-only condition, then holding them long-term, without needing fresh capital for every single acquisition. The mechanics are straightforward, but the financing has to be structured correctly at each phase or the whole strategy falls apart at the refinance step.

The Three-Phase Bridge

Phase 1

Hard Money Acquisition + Rehab

We fund the purchase and renovation budget together, typically up to 90% of purchase price plus 100% of rehab costs, capped at a percentage of after-repair value (ARV). Interest-only, 6-12 month term.

Phase 2

Renovation & Lease-Up

Complete the rehab, then place a tenant. This is the step investors most often underestimate — lenders want to see an actual signed lease, not a rent estimate, before refinancing.

Phase 3

DSCR Refinance Exit

Once leased, refinance the hard money bridge into a 30-year DSCR rental loan sized off the new appraised value and in-place rent — pulling most or all of your original capital back out.

Where Deals Actually Go Wrong

The single biggest failure point in fix-to-rent deals isn't the renovation — it's the seasoning requirement on the refinance. Most DSCR lenders require either a documented purchase price plus verified rehab receipts, or a minimum seasoning period (often 6 months of ownership) before they'll lend off the new, higher appraised value rather than the original purchase price. Investors who don't plan for this get stuck refinancing off their acquisition cost instead of ARV, defeating the purpose of the strategy. We coordinate the hard money bridge and the DSCR exit together specifically to avoid this — the exit lender needs to already understand the file before the refinance request lands on their desk.

The second most common issue is underestimating carrying costs during lease-up. A property that sits vacant for 60 days after renovation completion is 60 days of interest-only payments with no offsetting rent — we size rehab budgets to include a lease-up reserve so this doesn't catch borrowers off guard mid-deal.

Example: $220K Purchase, $45K Rehab, $340K ARV

Hard Money Loan (85% of $265K total cost)

$225,250

Cash Required at Close

$39,750

DSCR Refinance (75% of $340K ARV)

$255,000

Cash Returned After Refinance

$29,750

Planning a Fix-to-Rent Deal?

We fund the bridge and coordinate the DSCR exit so your refinance actually goes through at ARV. Tell us the numbers.

Get Your Fix-to-Rent Quote →

Foreclosure & REO Purchase Financing

Buying at Foreclosure Auction or REO? Cash Speed Without Using Your Own Cash

Courthouse steps auctions and bank-owned (REO) listings both demand one thing traditional financing can't deliver: speed. Hard money lets Texas investors compete like cash buyers on both.

Foreclosure and REO acquisitions are two different games with one thing in common — the sellers (trustees at auction, banks holding REO inventory) both favor buyers who can close fast and without financing contingencies. A conventional mortgage with a 30-45 day underwriting timeline simply doesn't work for either channel. That's the gap hard money fills: proof-of-funds letters that hold up, and actual closings inside a week or two when needed.

Two Very Different Acquisition Paths

Courthouse Steps

Trustee / Sheriff Sale Auctions

Full cash payment required same-day, no inspection or financing contingency, no interior access before bidding. Highest risk, highest potential discount. Texas trustee sales happen the first Tuesday of each month at county courthouses statewide.

Requires pre-approved proof of funds before bidding

Bank-Owned

REO Listings

Purchased through a licensed agent like a normal listing, but banks strongly prefer offers with proof of funds or hard money pre-approval over financed offers — and often require close in 15-21 days.

Interior access and inspection typically allowed

How We Structure Foreclosure & REO Deals

For courthouse auctions, we issue a pre-approval and proof-of-funds letter before the sale date based on your target property and maximum bid — this is what gets you into the bidding with credibility. If you win, funding closes within days since underwriting was largely completed pre-auction. Because auction properties can't be inspected inside beforehand, we typically lend more conservatively on unseen condition (lower LTV) until a post-purchase inspection confirms scope of work, at which point rehab funds can be added to the loan.

For REO purchases, the process looks more like a standard hard money purchase — you have an accepted offer, an inspection period, and a defined closing date — but compressed. We move fast specifically because REO sellers frequently give preference to, or require, buyers who can close in under three weeks.

What Makes These Deals Work

Pre-approval secured before bidding or offer submission

Realistic ARV based on comparable sales, not auction-day optimism

Rehab budget built in with contingency — auction properties are often unseen inside

Title search completed before bidding to check for liens, tax delinquency, or a right of redemption

Risks Specific to This Channel

Occupied properties (former owner or tenant still inside) — eviction adds time and cost

Junior liens or unpaid property taxes that survive the foreclosure sale

No financing contingency — if you win, you close, no exceptions

Unknown interior condition driving rehab budget overruns

Bidding at Auction or Eyeing a REO Listing?

Get pre-approved before you bid. We can typically turn proof-of-funds letters same-day.

Get Pre-Approved →

Common Questions

Hard Money Loans in Texas:
Your Questions, Answered Straight

No fluff, no banker-speak. Here are the questions every fix-and-flip investor asks us before their first hard money deal — and the answers that will save you time, money, and headaches.

What exactly is a hard money loan — and why does anyone use it?

▾

A hard money loan is a short-term, asset-based loan secured by real estate. The lender makes decisions primarily based on the property's value and your equity — not your tax returns, W-2s, or debt-to-income ratio. That's the entire point.

Investors use hard money when speed matters and conventional financing is too slow, too rigid, or simply unavailable. A bank takes 45–90 days. We take 7–14. A bank won't touch a distressed property that needs $80K in rehab. We will — because we're lending on what the property will be worth after repairs (ARV), not what it's worth today.

Use hard money when: (1) you need to close fast to win the deal, (2) the property can't qualify for conventional financing in its current condition, or (3) you're self-employed and your tax returns don't reflect your real income.

What interest rate will I pay on a Texas hard money loan?

▾

Hard money rates in Texas typically run 10–13% per year depending on your experience, LTV, property type, and the lender's risk appetite. Our rates currently start at 10.5% for experienced investors with strong deals.

Scenario	Typical Rate	Why
Experienced investor, 65% LTC	10.5–11%	Lower risk, less capital deployed
First-time investor, 75% LTC	11.5–12.5%	Higher risk, larger advance
Rural property or complex deal	12–13%	Liquidity risk and exit uncertainty

Perspective check: on a $200K loan at 12% for 6 months, your interest cost is ~$12,000. If your flip nets $40K profit, your true cost of capital is 30% of the profit — not the headline rate. Model your deal on profit after financing, not the rate alone.

What are "points" and how much will I pay?

▾

Points are an upfront origination fee charged as a percentage of the loan amount. 1 point = 1% of the loan. A $300K loan at 2 points = $6,000 paid at closing. Most Texas hard money lenders charge 2–4 points.

Points compensate the lender for fast underwriting, direct capital deployment, and the cost of maintaining a loan pipeline without the float a bank enjoys. Think of it as a speed and flexibility premium — you're paying for access, not just money.

Negotiating tip: lenders who charge fewer points often make it back in higher rates or shorter extension windows. Model the all-in cost (rate × months + points + fees) rather than comparing points in isolation.

What credit score do I need for a hard money loan?

▾

Most hard money lenders in Texas want to see at least a 620 credit score — but it's far less critical than your deal quality and equity position. We've funded investors with 580 scores on strong deals, and declined investors with 750 scores on weak deals.

What we actually care about, in order: (1) The deal itself — does the ARV pencil out? (2) Your equity — are you bringing enough skin in the game? (3) Your experience — have you completed flips before? (4) Your exit plan — sell or refinance, and is it realistic? Credit score is last.

If your credit is below 620, come prepared with: 20%+ down, a realistic renovation budget from a licensed contractor, and comps supporting your ARV. A strong deal overcomes a weak score far more often than people expect.

Do I need to show income or tax returns?

▾

No. Hard money loans are asset-based, not income-based. We do not require W-2s, tax returns, pay stubs, or debt-to-income ratios for fix-and-flip loans. This is the primary advantage for self-employed investors, business owners, and anyone who writes off income aggressively.

We'll verify your identity, pull credit, and evaluate the property — that's the underwrite. Your income is irrelevant because our repayment comes from the sale proceeds or refinance proceeds, not your monthly paycheck.

How fast can you actually close?

▾

Our standard close is 10–14 business days from application. For experienced borrowers with clean titles and straightforward deals, we've closed in 7 days. For first-timers or complex deals, 14–21 days is more realistic.

What drives the timeline is not us — it's the title company. Title search, lien searches, and scheduling the closing notary are the long poles. We can approve your loan in 24 hours; the title takes 5–10 days. If you're working with a title company that knows investor transactions, you'll close faster.

Faster close tip: open title the same day you submit your application to us — don't wait for our approval. Both processes run in parallel, and you'll close 3–5 days sooner.

What's the difference between LTV and LTC — and which do you use?

▾

LTV (Loan-to-Value) is based on the current as-is value of the property. A $200K property at 70% LTV = $140K loan. LTC (Loan-to-Cost) is based on your total project cost (purchase + rehab). A $150K purchase + $50K rehab = $200K total cost; 80% LTC = $160K loan.

Most fix-and-flip lenders use a combination: we'll lend up to 80% of total project cost AND up to 70–75% of as-is value (whichever is lower). We also cap at 65–70% of ARV — the after-repair value — to protect both of us from over-leveraging.

Metric	What It's Based On	Our Limit
LTC	Purchase + rehab costs	80%
LTV (as-is)	Current property value	75%
LTV (ARV)	After-repair value	70%

Do you fund rehab costs, or just the purchase price?

▾

We fund both — purchase and rehab — in a single loan. The rehab portion is held in a draw reserve and released in 2–5 installments as work is completed and verified by inspection.

How draws work: you submit draw requests as you complete renovation milestones. We inspect the work (in-person or via photos), verify completion, and wire the draw within 48–72 hours. You're never floating more than one phase of work at a time.

Budget tip: build a 10–15% contingency into your rehab budget before submitting. Texas weather, hidden issues behind walls, and permit delays are real. Lenders who see a contingency line in your budget trust your numbers more.

What fees should I expect beyond rate and points?

▾

Here's the honest breakdown of what hard money loans actually cost beyond the headline rate:

Fee	Typical Range	Notes
Origination (points)	2–4% of loan	Paid at closing
Appraisal / BPO	$400–$800	Needed to confirm ARV
Processing / underwriting	$500–$1,500	Some lenders waive this
Title insurance + closing	$1,500–$3,000	Paid to title company, not us
Draw inspection fees	$100–$200 per draw	Third-party inspector
Extension fee	0.5–1% per month	If you need 30+ day extension

Can I use hard money for my first flip if I've never done one before?

▾

Yes — we fund first-time investors regularly. But we underwrite more conservatively: expect to bring 20–25% down (versus 10–15% for experienced investors), and we'll want to see that your ARV is well-supported by active comps in the same neighborhood, not wishful thinking.

What makes a first-timer fundable: a realistic renovation scope (not a total gut renovation as your debut project), a solid general contractor you've already vetted, comps within 0.5 miles and 6 months that support your exit price, and a clear exit — sell or refinance into a rental.

Start smaller: your first flip should be cosmetic or light-moderate rehab, not structural or mechanical. A $60K rehab on a $200K property on your first deal is a recipe for cost overruns and blown timelines.

What happens if my project runs over the loan term?

▾

Most hard money loans have 6–12 month terms. If your project runs long, extensions are available — typically 1–3 months at a time, with a fee of 0.5–1% of the loan balance per extension period. Extensions require that you're not in default and that the project is progressing.

The critical thing: communicate early. If you're on month 4 of a 6-month loan and you're 60% done with rehab, call us now — not in month 6. Lenders who know a borrower is on track will extend readily. Surprises at the maturity date create problems that could have been avoided.

If your project genuinely needs 9 months, ask for a 9-month term at origination — not a 6-month term with the hope of extending. Planning beats scrambling every time.

Can I use a hard money loan for a rental property (not a flip)?

▾

Yes — with the expectation that you'll refinance into a DSCR or conventional rental loan at the end of the term. This is the core of the BRRRR strategy: Buy distressed → Rehab → Rent → Refinance → Repeat. Hard money is the acquisition-and-rehab vehicle; the rental loan is the permanent hold vehicle.

The key metric your refinance lender will use is DSCR (Debt Service Coverage Ratio): monthly rent ÷ monthly loan payment. Most DSCR lenders want 1.20× or higher to approve the cashout refinance. Model your numbers before you buy to confirm the exit works.

Ready to Get Your Deal Funded?

Submit your deal — purchase price, rehab estimate, and ARV. We'll have a term sheet back in 24 hours. No commitment, no credit pull until you say go.

Get a Term Sheet →

Distressed Property Financing

Financing Fire-Damaged & Insurance Claim Properties:
Where Conventional Lenders Won't Go

Fire-damaged, flood-damaged, and insurance claim properties represent some of the deepest discounts in Texas real estate — and some of the most consistent opportunities for experienced flippers. Conventional lenders won't touch them. Hard money lenders fund them routinely, because the underwrite is based on the after-repair value, not the current condition of the collateral.

Light Damage

Smoke & Cosmetic Fire

Contained to one room or area. Smoke odor throughout, surface char, damaged drywall. Structure intact, no roof penetration, no HVAC damage. Rehab: remediation + cosmetic finish.

LTV basis: 70% ARV · Rehab: $25–60K · Timeline: 2–4 months

Moderate Damage

Structural Fire (Partial)

Fire penetrated one or more rooms, roof damage in affected area, framing compromised in sections. Requires partial demo, structural repair, re-roof of damaged sections, MEP inspection.

LTV basis: 65–70% ARV · Rehab: $60–130K · Timeline: 4–7 months

Heavy Damage

Total Loss / Rebuild

Structure is unsalvageable. Lender funds as a lot with the land value as primary collateral, plus construction budget for a ground-up rebuild. Requires demo permit before construction loan closes.

LTV basis: 60–65% completed value · Build cost: $130K+ · Timeline: 9–15 months

Water Damage

Flood / Pipe Burst

Category 1–3 water intrusion. Subfloor damage, mold remediation required, potentially HVAC and electrical damage. Mold clearance letter required before any financing discussion.

LTV basis: 65% ARV · Rehab: $40–100K · FEMA flood zone impacts terms

Storm Damage

Hail / Wind / Tree Strike

Roof replacement, siding, windows, fence. Interior damage from leaks. Most straightforward insurance claim property type — often owner-occupied sellers who want out quickly after a claim.

LTV basis: 70–75% ARV · Rehab: $15–50K · Timeline: 1–3 months

Environmental

Meth Lab / Biohazard

Requires certified remediation company, official clearance certificate, and disclosure to all future buyers. Significant discount opportunity but lender scrutiny is high. Environmental report required.

LTV basis: 60% ARV (cleared) · Requires: remediation cert before funding

How to Acquire and Fund a Damaged Property in Texas

The acquisition and funding process for damaged properties differs meaningfully from a standard flip. Here's the step-by-step:

Assess Before You OfferWalk the property with a GC before making an offer. Get a rough scope — structural damage, roof penetration, MEP status. Never offer on a fire-damaged property without eyes on the framing and subfloor.

Get Insurance Documentation from SellerObtain the insurance adjuster's estimate and any payout records. If an insurance claim was filed, you need to know if funds were already paid to the seller — and whether those obligations transfer to you at closing.

Establish the ARV with CompsRun comps on fully repaired, similar homes within 1 mile. The ARV must be supportable by sold comps — not active listings, not the seller's optimistic number. This is the basis of the hard money loan.

Build a Line-Item Rehab BudgetScope every damaged system: demo, framing repair, roofing, MEP, drywall, flooring, finishes. Add 15% contingency — damaged properties almost always have hidden costs behind the walls. Lender requires a detailed budget.

Submit to Hard Money LenderProvide: purchase contract, ARV comps, detailed rehab budget, contractor information, your exit strategy (sell retail or BRRRR). Term sheet typically within 24–48 hours on clear deals.

Close and Begin RemediationDemo and remediation typically happen before any reconstruction draws. Smoke, mold, and biohazard remediation clearance letters are required before the property is re-inspected for subsequent draws.

Why Experienced Flippers Target Insurance Claim Properties

The discount on a fire or storm-damaged property is not accidental — it's structural. Sellers face insurance company delays, contractor availability issues, the stress of temporary housing, and often just want to sell fast at a discount and move on. This creates predictable off-market opportunity:

Motivated Sellers

Homeowners dealing with insurance companies, adjusters, and contractors are exhausted. Cash offers that close fast at 60–70% of ARV are often accepted because the alternative is a 6-month insurance battle.

Below Replacement Cost

In a high-cost construction environment, acquiring a damaged property at land value plus 20% of build cost and repairing it for 60% is still below replacement cost — creating built-in equity at completion.

Less Competition

Most retail buyers can't get financing on damaged properties. Most flippers are scared off by visible damage. Less competition = better pricing and more time to do proper due diligence before closing.

Direct Sourcing

Insurance adjusters, restoration contractors, and remediation companies are deal flow sources that most investors ignore. Building those relationships puts you in front of damaged property opportunities before they're ever listed.

Do This on Every Damaged Deal

Hire a licensed structural engineer if there's any framing or foundation concern

Get a mold inspection even on fire-damaged properties — fire hose water causes mold

Verify all permits are pulled before rehab begins — fire damage often triggers full permit requirement

Disclose fire or flood history to all future buyers — Texas has strict disclosure requirements

Budget 15–20% contingency minimum — more than a standard flip

Confirm insurance availability for the repaired property before you buy — some zip codes have insurer pullouts

Never Do This on Damaged Deals

Don't assume cosmetic damage without opening walls — char often goes deeper than visible surfaces

Don't ignore the insurance claim history — liens and subrogation rights can follow the property

Don't buy in a FEMA high-risk flood zone without understanding insurance cost implications

Don't skip remediation documentation — lenders, title companies, and future buyers all require clearance letters

Don't try to hide damage history — Texas disclosure violations are a significant legal liability

Don't use day-laborers for remediation — mold and biohazard removal requires certified contractors

Fire or Storm Damaged Property Under Contract? We Fund It.

Conventional lenders pass on damaged properties. We don't. Bring your purchase price, your ARV comps, and your line-item rehab budget — we'll have a term sheet within 24 hours. We've funded smoke damage, partial fire losses, flood remediation, and total-loss rebuilds across Texas.

Submit Your Damaged Deal →

Investor Protection

Fix & Flip Insurance Guide:
What Texas Investors Must Have Before Closing

A standard homeowner's policy won't cover a vacant rehab property. Here's every insurance policy a Texas fix-and-flip investor needs — and what your hard money lender will require.

Builder's Risk Insurance

Anyone doing renovation work

Required

Covers the property structure during renovation — fire, vandalism, wind, theft of materials. Standard homeowner's policies exclude vacant, under-renovation properties. Builder's risk fills this gap. Most hard money lenders require it as a condition of closing.

Cost: 1–4% of project value annually | $600–$2,400/yr on a $150K project | Often sold in 3-month or 6-month increments

Vacant Property Insurance

Properties between tenants or pre-rehab

Required

Once a property is vacant for 30–60 days, standard policies are void. Vacant property insurance covers fire, vandalism, and liability on an unoccupied building. Required by hard money lenders immediately upon closing if no tenant is in place. Typically issued in 3-month terms.

Cost: $600–$1,800/yr depending on property value and location | Texas markets: higher rates in flood zones or high-crime areas

General Liability Insurance

All investors — personal + LLC

Required

Covers bodily injury and property damage to third parties. If a neighbor is injured by falling debris, or a potential buyer trips during a showing, GL covers your legal exposure. Get at least $1M per occurrence / $2M aggregate. Most hard money lenders name themselves as additional insured on the GL policy.

Cost: $500–$1,200/yr for a $1M GL policy | Increases with claim history | Umbrella policy can add $1M+ for $200–$400/yr

Flood Insurance

Properties in FEMA flood zones

Required (if applicable)

Lenders are required by law to mandate flood insurance on properties in Special Flood Hazard Areas (SFHA). In Texas — especially in Houston, Beaumont, and coastal areas — many properties are in AE or X500 flood zones. NFIP coverage or private flood insurance must be in place before closing.

Cost: $800–$5,000+/yr depending on zone and building value | Risk Rating 2.0 has increased costs for some high-risk properties | Get a flood elevation certificate for accurate pricing

Umbrella Policy

Investors with multiple projects

Recommended

Adds an additional layer of liability coverage above your GL, auto, and homeowner's policies. A $1M lawsuit can come from almost anywhere on a construction site — an umbrella policy covers excess liability at minimal cost. Strongly recommended for investors doing 2+ simultaneous flips.

Cost: $200–$500/yr for $1M in additional coverage | Best value in insurance — dollar-for-dollar the cheapest coverage available

Contingent Liability (Wrap-Up)

Large projects with multiple contractors

Optional

For projects over $500K with multiple subcontractors, an Owner Controlled Insurance Program (OCIP) or Wrap-Up policy provides one umbrella policy covering all parties on the job. Simplifies the requirement to collect COIs from every sub and ensures no coverage gaps between trades.

Cost: 1–2% of project cost | Makes sense on projects $500K+ | Discuss with a commercial insurance broker

What Hard Money Lenders Will Require at Closing

Before we fund your loan, here's exactly what you'll need to provide on the insurance side:

📋

Certificate of Insurance (COI) — Builder's Risk or Vacant PropertyIssued by your insurance agent naming the lender as mortgagee. Coverage must equal or exceed the loan amount. Must be active on the day of closing.

🏦

Lender Named as Additional Insured and Loss PayeeThe lender's full legal name must appear on the policy. "Additional insured" protects the lender from third-party liability claims. "Loss payee" ensures insurance proceeds on a total loss are applied to the loan first.

🌊

Flood Determination + Coverage (If Required)We run a flood zone determination at closing. If the property is in a SFHA, flood insurance must be in place before we fund. NFIP or private flood insurance both acceptable.

💰

Coverage Amount ≥ Replacement Cost of StructureInsurance must cover at least the replacement cost of the structure (not the purchase price — replacement cost can be higher on distressed purchases). Your agent can calculate this with a cost estimator.

Using a Standard Homeowner's Policy

Homeowner's policies exclude vacant properties and construction activities. If you file a claim on a vacant rehab under a standard HO policy, it will be denied. Get builder's risk before you close.

Letting Coverage Lapse at Project End

The most dangerous coverage gap is between project completion and occupancy by a tenant. Keep vacant property insurance active until lease execution — not "until we're done with the rehab."

Not Adding the Lender as Loss Payee

Lenders will require this as a condition, but it's easy to miss in the policy setup. An insurance payout to you personally instead of the lender creates a covenant violation on your hard money loan.

Underinsuring the Replacement Cost

If you bought a distressed property for $95K and replacement cost is $180K, you need $180K of coverage — not $95K. After a fire, rebuilding is priced at current material and labor costs, not your purchase price.

We'll Walk You Through the Insurance Requirements

Submit your deal and we'll tell you exactly what insurance you need at closing. Most experienced Texas investors have their insurance agents on call — we can recommend several for hard money projects.

Get Funded — We'll Handle the Rest →

Hard Money Basics

LTV vs. LTC vs. ARV:
The 3 Numbers That Drive Every Hard Money Deal

Lenders throw these terms around constantly. If you don't know the difference, you can't negotiate your loan or evaluate whether the deal works. Here's what each means and how they interact.

Loan Ratio

LTV

Loan-to-Value Ratio

The loan amount divided by the current market value (or purchase price) of the property as-is — before any improvements. This is the primary risk metric for the lender on the day the loan is made.

LTV = Loan ÷ Current Value
Example: $127,500 ÷ $150,000 = 85%

When Used

Purchase loans, refinances, bridge loans — any time the property already exists in its current condition

Cost Ratio

LTC

Loan-to-Cost Ratio

The loan amount divided by the total project cost — purchase plus rehab plus all other costs to get the property to its completed state. Used in value-add and construction deals where there's significant capital being deployed post-closing.

LTC = Loan ÷ (Purchase + Rehab + Other)
Example: $127,500 ÷ ($150K + $35K) = 68.9%

When Used

Construction loans, fix-and-flip deals with rehab draws, major value-add acquisitions

Future Value

ARV

After Repair Value

The estimated market value of the property after all planned renovations are complete. This is what the property will be worth — not what it's worth today. Some lenders offer ARV-based lending (80% of ARV), which can fund more of your rehab. Risky if ARV estimate is wrong.

ARV ≈ Sale Price of Comparable Improved Properties
Profit = ARV − Purchase − Rehab − Costs

When Used

Fix-and-flip deal evaluation, hard money underwriting, exit strategy planning, 70% rule calculation

Worked Example: Dallas Flip Deal

$150K purchase price, $35K rehab budget, $230K ARV — here's how all three metrics apply to the same deal:

Purchase Price: $150KAs-Is Value

85% LTV Loan = $127,500

15% equity = $22,500

Total Cost: $185K (purchase + rehab)LTC Basis

Loan $127,500 = 69% LTC

$57,500 out of pocket

After Repair Value: $230KFuture Value

All-In Cost $185K + fees = 86%

Profit

Purchase Price$150,000As-is value / LTV basis

Hard Money Loan (85% LTV)$127,500What lender provides

Your Down Payment$22,50015% of purchase

Rehab Budget$35,000Funded by you (or draw-based loan)

Total Cash In$57,500Down payment + rehab

ARV$230,000After renovation comparable sales

Estimated Profit (after all costs)~$28,000Before tax

The 70% Rule — Using ARV to Set Your Maximum Offer

The 70% rule is the most widely-used shortcut in fix-and-flip investing. It says: your maximum purchase price should be 70% of ARV, minus the rehab cost. The remaining 30% of ARV covers your hard money interest, carrying costs, selling commissions, and profit margin.

Formula: Max Purchase Price = (ARV × 0.70) − Rehab Cost

Using the example above: (230,000 × 0.70) − 35,000 = $126,000 max offer. The deal at $150K is above the 70% rule — it can still be profitable if your ARV estimate is solid and you control costs, but there's less margin for error.

The 70% rule is a filter, not a commandment. Strong ARV confidence, low holding costs, and a fast sale can make deals above 70% work. What it catches: deals where the math looks right on the back of a napkin but doesn't hold when you model all the costs.

Know Your Numbers. Get Funded.

Submit your deal with your purchase price, rehab estimate, and ARV — we'll tell you within 24 hours whether we can fund it and at what terms.

Analyze My Deal →

Distressed Property Investing

Mold, Fire & Water Damage Flips in Texas:
The Deals Most Investors Walk Away From

Mold remediation, fire-damaged properties, and flood-affected homes scare away the majority of fix-and-flip investors — which is exactly why they represent some of the best margin opportunities in the Texas market. Sellers are often desperate, prices are significantly discounted, competition is minimal, and buyers don't care about the history once the remediation is documented and the renovation is complete. Here's how to evaluate, fund, and execute these deals correctly.

Mold Remediation Flips — The Misunderstood Opportunity

Mold scares retail buyers and agents, which drives prices down dramatically — but mold is one of the most straightforward remediation categories. A licensed Texas mold remediation contractor, proper containment and removal protocol, a post-remediation clearance test, and a Certificate of Mold Remediation (required by TX law) turns a "mold house" into a fully marketable property. The discount often exceeds the remediation cost by 3–5×.

Typical Acquisition Discount

Cosmetic mold (bathroom/crawlspace) 5–15% below market

Moderate (1–2 rooms affected) 15–25% below market

Severe (structural, HVAC spread) 25–40% below market

Insurance-claim property 20–35% below market

Remediation Costs (TX Licensed Contractor)

Bathroom/laundry (contained) $1,500–$4,000

1–2 rooms (moderate) $5,000–$15,000

Full house (severe spread) $15,000–$40,000

HVAC mold cleaning $1,500–$4,000 extra

Texas Legal Requirements

TX Mold Assessor License Required for pre-test

TX Mold Remediation License Required contractor

Pre + post clearance test Both required

Certificate of Mold Remediation Must provide to buyer

Fire Damage Flips — Where the Real Discounts Live

Fire-damaged properties are priced aggressively because the damage is visible and intimidating — but cosmetic fire damage (smoke, soot, minor char) is far less expensive to remediate than it looks. The real risk is structural damage to framing, roof, or load-bearing walls, which requires a structural engineer before you commit. Get an engineer's report and a remediation bid before making any offer — once you have those two numbers, you can underwrite the deal precisely.

Damage Tiers & Acquisition Discount

Smoke/soot only (no flame) 15–25% below market

Partial room fire (contained) 25–40% below market

Major room fire (structural) 35–55% below market

Total loss (shell only) 60–75% below market

Remediation Cost Ranges

Smoke/soot cleaning + ozone $3,000–$10,000

Partial gut + rebuild $20,000–$55,000

Major structural rebuild $60,000–$120,000

Insurance proceeds (if inherited) May offset costs

Due Diligence Checklist

Structural engineer report Do first — $400–800

Remediation contractor bid Before offer

Check open insurance claim May transfer to buyer

Permit history pull Confirm no open permits

Water & Flood Damage Flips — Texas's Most Common Distressed Category

Texas is the most flood-prone state in the US — Harvey flooded 154,000 homes in Houston alone, and repeated flooding events have created a permanent supply of distressed flood-affected inventory. The key distinction is whether the property is in a FEMA Special Flood Hazard Area (SFHA). Flood zone properties require flood insurance for any mortgage, which reduces your buyer pool. Non-flood-zone water damage (burst pipes, AC leaks, roof leaks) is straightforward remediation with no zone stigma.

Water Damage Types & Discount

Plumbing leak (contained) 5–20% below market

Roof leak / storm water 15–30% below market

Flood (non-SFHA zone) 20–35% below market

Flood (SFHA Zone AE) 30–50% below market

Remediation Costs

Dry-out + mold prevention $2,000–$8,000

Drywall / flooring replacement $8,000–$25,000

Subfloor / structural drying $5,000–$15,000

Full flood gut + rebuild $30,000–$80,000

FEMA Zone Underwriting

SFHA Zone AE Flood ins req — buyer pool smaller

Zone X (no flood ins req) Full buyer pool

Elevation certificate Get one — reduces insurance

LOMA option Apply to remove from SFHA

Storm & Hail Damage Flips — Insurance Claims as Your Business Partner

Texas averages more hail events per year than any other state — DFW, San Antonio, and Houston are in the primary hail corridor. Storm-damaged properties often have unclaimed or partially claimed insurance proceeds that transfer to the buyer. A property with a valid open insurance claim for roof, siding, and windows can fund a significant portion of your renovation budget — but navigating insurance claims requires understanding the assignment of benefits process and Texas's specific rules on claim transfers.

Damage Types & Discount

Roof only (hail) 8–18% below market

Roof + siding + windows 15–25% below market

Roof + interior damage 20–35% below market

Wind/tornado structural 35–55% below market

Claim Transfer Process

Verify claim is open + active Request claim docs from seller

Assignment of claim TX allows — get attorney review

Public adjuster Can maximize payout post-close

Supplement claims Additional damage found in demo

Flip Math Example (DFW)

ARV $280,000

Purchase (storm damage) $185,000

Insurance claim value $28,000

Net rehab cost $22,000

Gross profit $45,000+

Why Damage Properties Create Outsized Returns for Prepared Investors

Less Competition

90% of investors and all retail buyers walk away from visibly damaged homes. You're competing against a fraction of the field — which translates directly into better prices and less multiple-offer pressure.

Motivated Sellers

Insurance hassles, inability to sell conventionally, displacement costs, and emotional fatigue make damage-property sellers highly motivated. All-cash hard money offers close fast — exactly what these sellers need.

Remediation = Value Creation

Every dollar of remediation you complete converts the property from "undiscoverable" (no mortgage lender will touch it) to "fully lendable." That transition alone adds 20–40% to the effective buyer pool size.

No Disclosure Stigma After Remediation

Once properly remediated with documentation, the property is disclosed as repaired — not hidden. Buyers accept remediated damage the same as any other renovation. A clearance certificate is actually a selling point.

Texas Disclosure Law: What You Must Tell Buyers

Texas requires disclosure of known material defects on the Seller's Disclosure Notice (SDN). As the flipping investor, you must disclose any prior mold, fire, or flood damage on the SDN — along with documentation showing it was professionally remediated. Attempting to conceal known damage is a DTPA violation and creates legal liability post-sale. The correct approach: disclose fully, provide all remediation documentation (certificate of mold remediation, insurance claim settlement, contractor warranties), and price accordingly. Transparent disclosures with full documentation rarely kill deals — hidden defects discovered post-sale definitely do.

Damage Property Deal in Texas? We've Funded Hundreds of Them.

Mold, fire, flood, storm — we fund distressed property flips that other lenders decline. We underwrite on ARV and your remediation plan, not on the current condition of the home. If you have a solid deal with a credible contractor and a realistic rehab budget, bring it to us. Same-day indication, close in 7–14 days.

Submit Your Damage Property Deal →

Multifamily Hard Money

Multifamily Hard Money: Duplexes to 5+ Unit Apartment Value-Add

Multifamily hard money splits into two very different underwriting boxes depending on unit count — 2-4 unit properties finance like residential investment property, while 5+ unit properties finance like true commercial real estate. Knowing which box your deal falls into changes everything about how it's underwritten.

The line between "residential" and "commercial" multifamily isn't cosmetic — it's a hard underwriting boundary set by how appraisals, financing, and even fire code requirements work. Properties with 2-4 units are appraised using comparable sales, just like a single-family house, and can transition into 30-year fixed DSCR financing on exit. Properties with 5 or more units are appraised on income and cap rate — much closer to how an office building or retail strip gets valued — and exit into commercial term loans, not residential-style mortgages. We fund both, but the deal structure and exit strategy differ meaningfully.

The Two Tiers

Residential-Style Underwriting

2-4 Unit Multifamily

Duplexes, triplexes, and fourplexes. Valued via comparable sales. Bridge-to-DSCR exit strategy works cleanly here since DSCR lenders treat these like single-family rentals for financing purposes.

85-90%

Purchase LTV

100%

Rehab Funded

Commercial-Style Underwriting

5+ Unit Apartment Value-Add

Small apartment buildings and garden-style complexes. Valued via NOI and cap rate — rent increases from renovation directly increase appraised value. Exit is a commercial term loan or agency (Fannie/Freddie small balance) refinance.

70-80%

LTC

1.15x+

Exit DSCR

Why the 5-Unit Line Matters for Your Exit

Investors who buy a 5+ unit property expecting to refinance it like a duplex are frequently surprised — those loans don't exist in the same product category. On the commercial side, exit financing is underwritten off the property's income after your renovation and lease-up, meaning the appraisal directly rewards the rent increases you actually achieve, unlike a 2-4 unit comp-based appraisal where your improvements only help insofar as they resemble what other nearby duplexes sold for. This is why experienced value-add investors specifically target the 5+ unit tier — the appraised value math works in their favor once the business plan executes.

On the flip side, the commercial tier also carries more underwriting friction: rent rolls, T-12 financials, and a defined business plan for the renovation and lease-up timeline are all required before we'll structure the loan. A 2-4 unit purchase can often close on a simpler file.

Have a Multifamily Value-Add Deal?

Duplex to 30-unit complex — tell us the unit count and business plan, and we'll structure the right financing box for it.

Get Your Multifamily Quote →

Ground-Up Construction

New Construction Hard Money in Texas:
How Builders and Developers Get Projects Funded Fast

New construction hard money fills the gap between a permitted lot and a finished house ready to sell or rent. Banks are slow, rigid, and often unwilling to touch spec builders without an established track record. Private construction lenders move in days, not months — and fund based on the project's merit, not just the borrower's biography.

Fix & Flip HML (for comparison)

Loan basisPurchase price + rehab draws

Inspection cadenceDraw at milestones (2–4 draws)

Permit required?For structural work, yes

Typical term6–12 months

LTV basis75% of ARV (as-fixed value)

Risk profileMedium — existing structure

New Construction HML

Loan basisLand + construction budget (as draws)

Inspection cadenceDraw at each phase (4–6 draws)

Permit required?Yes — full building permit required at close

Typical term12–18 months

LTV basis65–70% of completed value (ARV)

Risk profileHigher — no existing collateral until built

How Construction Draw Schedules Work

Funds are not released in a lump sum — they're advanced in phases as construction milestones are completed and verified by an independent inspector. Here's a typical 5-draw schedule for a 1,800 SF Texas spec build:

Draw 1
Foundation

Lot grading, footings poured, slab formed and poured. Inspector verifies slab dimensions and reinforcement. Typically released 2–3 days after inspection request.

20%

Draw 2
Framing

Wall framing, roof trusses, sheathing, housewrap. Structure is fully enclosed. Inspector confirms framing is per-plan and shear walls are in place.

20%

Draw 3
Rough MEP

Mechanical (HVAC rough), electrical (panel, rough wiring), plumbing (rough-in). All must pass city inspection before draw is released.

20%

Draw 4
Drywall

Drywall hung, taped, and finished. Exterior finishes (brick, stucco, siding) substantially complete. Trim and cabinets may begin.

20%

Draw 5
Final / CO

Certificate of Occupancy issued. Final plumbing, electrical, HVAC trim-out complete. Landscaping done. Appliances installed. Last draw released on CO.

20%

Who Uses Construction Hard Money in Texas

🏗️

Spec Builders (1–5 homes/yr)

Small-volume builders who build and sell without a pre-committed buyer. Hard money funds the spec, which is listed on MLS during or after construction. Exit is the retail sale, which retires the loan.

🏠

Custom Home Builders

Builder has a signed contract with the end buyer but needs construction financing before the buyer's permanent loan can close. Hard money bridges the build period; buyer's mortgage pays it off at completion.

🔄

Tear-Down / Rebuild Flippers

Acquired a lot with a deteriorated structure — demo + rebuild is more cost-effective than a renovation. Hard money funds the land (or equity in the acquired property) plus the full construction budget.

🏘️

ADU / Garage Apartment Builders

Adding an accessory dwelling unit to an existing property to rent or sell. Construction hard money covers the ADU build; the existing home provides additional collateral for the lender's security.

🏢

Small Commercial Ground-Up

Strip center, office suite, or medical building being constructed speculatively or for the builder's own business. Commercial construction hard money at 55–65% of completed value for experienced developers.

🌿

BTR (Build-to-Rent)

Building specifically to hold as a long-term rental — BRRRR at scale. Construction HML funds the build; DSCR loan replaces it at stabilization. Growing rapidly in DFW and Houston exurbs.

What You Need to Qualify

Permitted lot — building permit must be in hand at or before closing

Signed construction contract with licensed general contractor

Detailed budget: line-item cost breakdown for every phase

Completed value appraisal (ARV appraisal on the finished home)

10–30% equity in the project (land + any paid construction costs)

Builder track record — 1+ completed project strongly preferred

Exit strategy: pre-sold, active listing plan, or DSCR refi underway

Common Reasons Applications Get Declined

No permit — speculative budget with no approved plans isn't fundable yet

Unlicensed contractor — Texas requires licensed GC for new construction; lenders verify

Budget with no contingency — construction always runs over; 10% contingency is minimum

Vague cost breakdown — "construction: $180,000" with no line items isn't a budget

First-time builder in a high-price-point market — risk profile is too high without a track record

ARV not supportable — comparable sales don't exist for the planned finish level in that neighborhood

Sample Construction Budget: 1,800 SF Spec Home, North DFW

Construction Loan Ready to Fund in 5–7 Business Days

Bring your permit, your GC contract, and your line-item budget. We'll have a term sheet within 24 hours and close in under two weeks. We fund spec builds, custom contracts, tear-down rebuilds, and BTR projects across DFW, Houston, Austin, San Antonio, and surrounding markets.

Submit Your Build →

Deal Finding Guide

How Texas Fix & Flip Investors
Find Off-Market Deals

The best deals never hit the MLS. Here are the 7 channels experienced Texas investors use to find distressed properties before they go to auction — and the exact scripts that work.

📬

Direct Mail to Pre-Foreclosures

High volume, proven

Pull the Notice of Default (NOD) list from each county clerk weekly. Mail a simple, handwritten-style letter to every homeowner in pre-foreclosure. These homeowners are 3–4 payments behind — many want to sell before the courthouse steps to save their credit and walk away with something.

Get lists from: county clerk's office (most TX counties post NODs online), PropStream, ATTOM Data, or BatchLeads. Mail weekly — timing is everything in pre-foreclosure. Response rate: 0.5–2%.

🚗

Driving for Dollars

Best for hyperlocal targeting

Drive specific neighborhoods looking for visual signs of distress: overgrown lawn, boarded windows, deferred maintenance, stacked mail, cars that haven't moved. Note the address, skip-trace the owner, mail or call. DealMachine app makes this systematic — take a photo, it skip-traces automatically.

Best neighborhoods to drive: transitional areas adjacent to already-gentrified blocks. 1 mile out from where Starbucks just opened. Follow new construction into adjacent streets.

⚖️

Probate & Estate Sales

Lower competition, highly motivated

When a homeowner dies, the estate often needs to liquidate quickly — heirs may live out of state, disagree on value, or simply want cash fast. Probate filings are public record. Search your county clerk's probate records weekly and reach out to estate attorneys and administrators directly.

Build relationships with local probate and estate planning attorneys. A monthly $50 gift card and a simple 1-page "I buy houses" flyer in their office often yields 2–4 leads per quarter.

🏠

Absentee Owner Campaigns

Large list, consistent results

Absentee owners (property address differs from mailing address) are the most likely to be neglecting maintenance, open to selling at a discount, or already looking for an exit. Pull absentee owner lists from county appraisal district records or data providers. Filter for high equity (owned 10+ years) for best conversion.

Stack filters: absentee owner + owned 10+ years + assessed below market + out-of-county mailing address = the best possible list. Typical response rate: 1–3% for well-crafted mailers.

🏗️

Contractor Referral Network

High-quality, low cost

Plumbers, electricians, and handymen service homes of owners who are overwhelmed, elderly, or barely keeping up. They often know months before anyone else when a homeowner is considering selling. Set up a simple referral fee arrangement — $500–$1,500 cash for a referral that leads to a closed deal.

Visit local ACE Hardware, Home Depot contractor desks, and trade supply houses. Leave cards. Sponsor a contractor appreciation breakfast in a target neighborhood once per quarter.

🌐

Facebook "We Buy Houses" Groups

Zero cost, immediate results

Texas has thousands of active "We Buy Houses" Facebook groups by city. Post regularly: simple, no-hype offers to buy houses in any condition. Respond to sellers who post their own situations. The sellers here are already motivated — they came to you.

Post in 10+ local groups every week. Simple format: "Looking to buy homes [city]. Any condition. Cash close. If you know someone interested, DM me or share this post." Attach your POF letter to serious conversations.

🤝

Wholesaler Relationships

Ready-to-go deal pipeline

Wholesalers find distressed properties, put them under contract, and sell the contract to investors — they take a $5K–$20K fee. You pay slightly over direct, but you skip the marketing, skip-tracing, and negotiation. For investors who want deal flow without deal-finding labor, wholesalers provide a consistent pipeline.

Find wholesalers at your local Real Estate Investors Association (REIA) meeting. DFW, Houston, SA, and Austin all have active REIA groups. Let them know your buy criteria: neighborhood, price point, min equity, and your 24-hour decision ability.

Visual Signs of a Motivated Seller — What to Look For

These signals indicate a property with a distressed owner — not necessarily a distressed structure. Both are opportunities:

🌿

Overgrown lawn / dead landscapingOwner not actively managing. Possible absentee, illness, financial stress, or early-stage neglect.

📦

Stacked mail / newspapersEither abandoned or owner has been away — often precedes foreclosure or estate situation.

🪟

Boarded windows or tarpsInsurance claim, storm damage, or vacancy. Property likely not maintained — value-add opportunity.

🏚️

Deferred exterior maintenancePaint peeling, gutters falling, fascia rotting. Owner in over their head financially or physically unable to maintain.

🚗

Multiple cars, small homeMultigenerational stress. Possible motivation to sell and move to different arrangement.

💧

Staining below roof lineActive or past leak damage. Major turn-off to conventional buyers — turn-on for investors who can price it in.

🏗️

Half-finished projectRenovation that stopped. Owner ran out of money or energy. Classic hard money opportunity — finish and sell or refi.

🪦

Estate sale signsDeath in household. Time pressure, out-of-state heirs, need for quick close. One of the most motivated situations you'll find.

Direct Mail Script That Gets Responses

Simple, sincere, and specific beats slick every time. This template works for Texas pre-foreclosure and absentee owner campaigns:

[Owner First Name],

My name is [Your Name]. I'm a local real estate investor based in [City] and I'm looking to purchase a home in your neighborhood at [Property Address].

I buy homes directly from owners — no agents, no fees, no repairs needed. I can close in as little as 2 weeks with cash or confirmed financing, or on whatever timeline works best for you.

If you have any interest in discussing a sale — even if you're not sure yet — I'd welcome a brief call. There's zero obligation and I'll give you a straight answer within 24 hours.

You can reach me at [Phone] anytime. I live and work in [City] and have closed [X] homes in this area.

[Your Name]
Local Investor | [Phone] | [Email]

Found a Deal? We Can Fund It in 7–14 Days.

Once you have a property under contract, we can move. Submit the address, purchase price, and your estimated ARV — we'll have a term sheet back in 24 hours.

Get Funded Fast →

Remote Investing

Out-of-State Investors: How to Flip Texas Houses Remotely
Without Flying In for Every Deal

California, New York, and Illinois investors have been moving capital into Texas fix-and-flip deals for a decade — lower acquisition prices, no state income tax, strong appreciation, and a landlord-friendly legal environment make Texas one of the top destination markets for out-of-state real estate capital. Here's the exact system to execute flips in Dallas, Houston, San Antonio, and Austin without living in Texas.

State Income Tax

Texas has no state income tax on capital gains from property sales. A California flipper pays 13.3% state tax on flip profit — that same profit is 0% in Texas. On a $60,000 flip profit, that's $7,980 kept in Texas vs lost in California.

$180K

Avg DFW Entry Price

DFW suburban SFR entry prices for flippable product range $150K–$220K — a fraction of California or NYC pricing. Lower entry = lower risk, more deals with the same capital, and greater margin cushion when unexpected costs arise.

+8.2%

TX Population Growth (2020–2026)

Texas added 2.4M residents since 2020 — the most of any state. More people = more housing demand = stronger resale market for flipped properties. DFW and Houston are adding 100,000+ residents annually.

45–60

Average Days to Sell (Flipped)

Well-priced, fully renovated SFR in DFW, Houston, and SA suburbs typically sells in 45–60 days. Austin is slower since the 2022 correction but still under 90 days for priced-right product. Fast sale = fast capital recycle.

GC License Required

Texas does not require a general contractor license at the state level — only individual trade licenses (plumber, electrician, HVAC). This makes it easier to build a contractor network quickly vs states with strict GC licensing requirements.

24 hrs

Hard Money Close Speed

Texas hard money lenders can approve in 24 hours and close in 5–10 business days. Out-of-state investors compete on speed — local wholesale deals and off-market properties are often won or lost based on who can close first.

Your Remote Texas Flip Team: Who You Need Before Deal #1

🏠

Investor-Friendly Agent

Buyer's agent who works with investors — pulls comps, writes fast offers, understands ARV and margin. Ask: "How many investor transactions have you closed in the last 12 months?"

🔨

General Contractor

Licensed, insured GC who has flipped with out-of-state investors before. Experience with video walkthroughs and remote communication is essential. Verify references from other remote investors specifically.

🔍

Property Inspector

Pre-purchase inspection + ongoing renovation milestone checks. Your eyes on the ground. Get one who does investor inspections ($200–400 per visit) and communicates via video and detailed reports.

🏛️

Title Company

TX title company familiar with remote/e-notary closings. Texas allows Remote Online Notarization (RON) — you can close on a Texas property without flying in. Confirm RON capability before choosing title.

💼

Property Manager

If your exit strategy includes a BRRRR hold, have a PM lined up before close. If flipping, PM is optional — but having one as a backup gives you flexibility if the market softens mid-project.

⚖️

TX Real Estate Attorney

One-time consultation on Texas contracts, mechanic's lien law, and entity setup. Texas uses deed of trust (not mortgage) — slight differences from some Northern/Midwestern states that investors should understand.

💰

Hard Money Lender

Pre-approved hard money relationship before you find the deal. A lender who knows you, your market, and your contractor can approve a deal same-day. Being unknown to your lender costs you deals.

🤝

Wholesaler Network

Off-market deals come through wholesalers. Join Texas real estate investing Facebook groups, BiggerPockets for your target city, and local REIA meetups (via Zoom). The best deals don't hit MLS.

Texas vs. Your Home Market: Why the Numbers Work

Factor	California (LA/Bay Area)	New York (NYC Metro)	Texas (DFW / Houston)
Entry flip price	$600K–$1.2M+	$500K–$900K+	$150K–$280K
State capital gains tax	13.3%	10.9%	0%
Hard money availability	Competitive	Competitive	Very active market
Avg days on market (flipped)	30–45 days (competitive)	45–75 days	45–60 days
Typical flip margin	8–12% (compressed)	10–15%	12–20%
Population trend	Flat / slight outflow	Flat	+8.2% since 2020
Landlord laws (if holding)	Tenant-favorable	Very tenant-favorable	Landlord-friendly

The 6-Step System for Your First Remote Texas Flip

Choose One Market and Go Deep

Don't spread across Dallas, Houston, and Austin simultaneously. Pick one submarket — South Dallas, NE Houston, or NW San Antonio — and learn it completely. Know the neighborhoods, the comparables, the typical rehab costs, and the buyer profile before deploying capital.

Build Your Team Before You Need It

Interview 3 agents, 3 GCs, and get pre-approved with a hard money lender before you make your first offer. The team that's in place when the deal comes is the team that wins the deal — building relationships under time pressure costs you money.

Make Your First Visit for the First Deal

Fly to Texas for your first deal — walk the property, meet your GC in person, attend the inspection, and visit comparable sold properties. You'll learn more in 2 days on the ground than 2 months of online research. Every deal after that can be remote.

Use Video Walkthroughs at Every Stage

Pre-offer video walkthrough with your agent, inspection video from your inspector, weekly renovation progress videos from your GC, and final walkthrough video before listing. Never pay a draw without video confirmation the milestone is complete.

Close Remotely via RON

Texas Remote Online Notarization (RON) allows you to sign closing documents from anywhere via video notary. Confirm your title company offers RON before going under contract. Most major Texas title companies now offer this as standard.

Price to Sell — Don't Chase ARV

Out-of-state investors sometimes get attached to their ARV projection and overprice the listing. Price your flip 3–5% below the highest comp to generate multiple offers and a fast close. Speed of sale matters more than getting the last dollar when you're paying hard money interest remotely.

Out-of-State Investor Ready to Break Into Texas? We've Done This Before.

We've funded hundreds of remote investors flipping in DFW, Houston, San Antonio, and Austin. We understand how remote deals work, what makes them succeed, and where the risks are. Pre-approval is fast — tell us your target market, experience, and capital available and we'll give you a same-day indication of what we can fund.

Get Pre-Approved for Your Texas Flip →

Lending Options Compared

Hard Money vs. Private Money:
What's the Difference and Which Do You Need?

These terms are used interchangeably — but they describe meaningfully different things. Understanding the distinction helps you approach the right source, at the right time, with the right expectations.

Option A

Hard Money Lender

Option B

Private Money Lender

What it is

A company or fund that specializes in short-term real estate loans. Institutional capital deployed through a lending business with underwriting staff, loan templates, and defined programs.

An individual (or small group) who lends their own money directly to borrowers. Could be a wealthy friend, a family office, or a dentist who invests in real estate debt.

Capital source

Pooled investor capital, fund capital, or balance sheet. Scalable — can do 50+ loans simultaneously.

Individual's personal or family money. Limited pool — typically 1-5 active loans at any time.

Underwriting

Formal application, credit pull, appraisal, title, draw schedule. Standardized process.

Relationship-based. Terms vary deal by deal. May require little or no formal documentation.

Rate

10–13% (fixed program rates)

6–11% (highly negotiable — relationship matters)

Points

2–4 points (standard)

0–2 points (often less)

Speed

7–14 business days (standard process)

3–7 days possible (one decision-maker)

Reliability

High — institutional process, committed capital

Variable — can decline late if personal situation changes

Transparency

Clear loan docs, defined terms, recorded liens

Terms more informal; docs can be simpler or more complex depending on the lender

Best for

Investors who need certainty, scale, and a repeatable process

Investors who have strong relationships and can offer terms that appeal to an individual

Use Hard Money When:

You need certainty — you can't risk a last-minute "no" from a friend with cold feet

You're doing 3+ deals per year and need a repeatable, scalable process

Your deal needs draw advances for rehab — hard money lenders have structured draw systems

You want full documentation and a clear loan structure for your partners or LLC

You're new and don't yet have private money relationships

The deal is larger than any individual in your network can fund

Use Private Money When:

You have a strong existing relationship with the lender and trust is established

You can offer terms that benefit the private lender (secured first-lien, 8–10% return vs. their savings account)

Speed beyond 7 days is critical and you need a 3-day close

Your deal has characteristics a hard money lender may not like (unusual property type, thinner margins)

You want to offer the lender equity participation in addition to interest

You've built a track record and can offer referrals and recurring deal flow

How Experienced Investors Use Both in Combination

The most sophisticated Texas investors don't choose one or the other — they build a financing stack that uses each tool where it performs best:

Start with hard moneyFirst 3–5 deals: use institutional hard money to build your track record. Fast close, clear process, no relationship dependency. Pay the extra points as tuition — the structure protects you.

Build your private money list in parallelEvery deal, every REIA meeting, every conversation is an opportunity to meet someone with capital who wants 8–10% secured by real estate. Document your deal results. Show your track record. Plant seeds early.

Use private money for gap capitalOnce you have private lenders, use their capital as your equity piece — they fund your down payment and you fund the hard money deal. Now you're doing deals with zero of your own cash. The private lender gets first position secured by a property; you get the equity spread.

Refer private lenders to hard money lendersPrivate lenders often want to grow beyond funding one deal at a time. Introduce them to institutional hard money lenders who need capital partners. This builds goodwill and keeps your relationship strong even when you don't have a deal for them.

We're Your Institutional Hard Money Partner

When you need certainty, speed, and a deal that won't fall apart two days before closing — that's us. Submit your deal and get a term sheet in 24 hours. You can always bring your own private money equity — we just need to be in first position.

Get a Term Sheet →

Off-Market Deal Sourcing

Probate & Estate Sale Flipping in Texas:
The Off-Market Channel Most Investors Ignore

Probate properties — real estate left in an estate after someone passes — are consistently among the most discounted deals in Texas. Heirs often live out of state, have no interest in managing the property, and want a fast cash sale at a discount to avoid the hassle. The investors who learn this channel access deals before they ever hit the MLS.

No MLS Competition

Probate deals are sourced before listing — directly with the executor or heirs. You're often the only buyer at the table. No bidding wars, no competing offers, no escalation clauses.

Motivated by Default

Heirs paying ongoing property taxes, insurance, and maintenance on a house they don't want is a carrying cost that creates urgency. The longer probate drags, the more motivated they become.

Older Homes = Equity

Texas estates typically involve homes owned for 20–40 years with minimal or no mortgage. The equity available to discount the purchase price is substantial — heirs often accept 70–75% of market value for speed and certainty.

Consistent Deal Flow

Texas probate filings are public records, available at every county court. The death rate and asset transfer cycle are predictable. This is not a boom-and-bust deal source — it's a consistent, year-round inventory channel.

Below-Market Condition

Homes occupied by elderly owners for decades often have deferred maintenance — a cosmetic problem that creates a pricing discount but rarely a structural one. These are usually solid old-construction homes, not teardowns.

Non-Arm's-Length Dynamics

Heirs aren't emotionally attached to the price a stranger would be — they're emotionally attached to the process being over. Investors who make it easy (cash, fast close, no contingencies) consistently win deals at lower prices.

How Texas Probate Works and Where You Fit In

Texas has one of the most investor-friendly probate processes in the country — most estates qualify for a simplified "muniment of title" or independent administration that moves faster than you'd expect:

WEEK 1–4Probate Filed at County CourtExecutor or administrator files with the county court where the deceased lived. Becomes public record immediately — this is when you can identify the property and executor from probate filings.

WEEK 2–8Letters Testamentary / Letters of Administration IssuedCourt grants the executor authority to act. Once issued, the executor legally can sign contracts and deed real estate. This is when deals become executable.

ANYTIME AFTER STEP 2Executor Sells the PropertyIn Texas independent administration (the most common form), the executor can sell without court approval at every step. Sign a purchase contract, close at title company, executor signs the deed. Much faster than judicial supervision states.

YOUR WINDOWClose and Begin RehabProbate sale closes like any other real estate transaction — title company, title insurance, same process. Hard money loan funds the acquisition and rehab draws. Your clock starts the day you close.

How to Find Probate Deals in Texas

County probate court records — search by county, filter for recent filings (estates, decedents). File at courthouse or search county clerk online portals.

PropStream, ATTOM, and DataTree — data aggregators that pull probate filing data and cross-reference with property records. Filter for properties in your target zip codes.

Drive for dollars in target neighborhoods — look for signs of vacancy, deferred maintenance, overgrown yards on older homes. Cross-reference with public records.

Estate sale companies — estate liquidators handle the contents, often know when the house is going to be sold. Build relationships with 2–3 estate sale operators in your market.

Probate attorneys — attorneys who specialize in estate administration are fiduciaries for the estate. Build a reputation as a reliable cash buyer who closes fast and they'll call you first.

Direct mail to executors — pull names and addresses from probate filings, send a letter explaining you buy houses quickly for cash. Response rates of 2–5% are common in this channel.

How to Build Relationships That Get You Called First

Be known as the investor who closes on time, every time — executor reputation spreads to other attorneys and family members

Don't nickel-and-dime after inspection — make your offer and honor it; heirs remember investors who tried to renegotiate

Handle the paperwork — many executors have never sold a house through probate; guide them through the process professionally

Be patient — probate can take 3–6 months to reach the point of sale. Plant seeds early and follow up respectfully

Offer references — executors are fiduciaries who can be held personally liable; having attorney references reduces their risk of working with you

Send thank-you notes after every closed transaction — simple gestures build lasting referral relationships in this niche

How to Structure Your Probate Offer

What Executors Care About Most

Certainty: No financing contingency. Proof of funds or hard money pre-approval letter showing you can close without a bank.

Speed: 14–21 day close is highly attractive — it ends the carrying cost burden quickly.

As-Is condition: Estate property is sold as-is. Executors can't make repairs — they don't know the property's full history and aren't authorized to spend estate money on improvements.

No showings required: Professional buyers who make an offer after one walk-through vs. retail buyers requiring multiple showings and buyer's agent tours simplify the process enormously.

What to Include in Your Offer Letter

Purchase price: Based on ARV × 70% − rehab. Be fair — lowball offers get rejected and burn the relationship.

Earnest money: $2,500–5,000 shows you're serious. More than a typical wholesale offer, less than a retail buyer's 1–3%.

Closing timeline: "We will close within 14 days of receiving clear title from the estate." Flexible on their timeline, fast on yours.

Proof of funds: Hard money pre-approval letter or bank statement showing the down payment is available. Without this, executors (who are attorneys) won't take you seriously.

Probate Deal Under Contract? We Close in 14 Days.

Executors love cash buyers who close fast. We can be your proof-of-funds source and your closing capital. Pre-approval takes 24 hours — bring us the address, your purchase price, and your rehab scope. We'll have your commitment letter ready before your offer meeting with the executor.

Get Pre-Approved Now →

Rate Transparency

Hard Money Rates Explained —
What You're Actually Paying

Most lenders quote an interest rate and bury the real costs in the fine print. Here's every component of a hard money loan's cost — and how to compare lenders honestly.

12%

Interest Rate (Annual)

The percentage charged on the outstanding loan balance per year. Most hard money rates run 10–14% annually. Unlike banks, we charge simple interest — you only pay on what you borrow, not front-loaded.

Typical range: 10–14% annually | Our range: 11–13%

2pts

Origination Points

A percentage of the loan amount paid upfront at closing. 2 points on a $150K loan = $3,000. Points reduce the lender's exposure and compensate for the short loan term. Compare total points carefully — some lenders quote 1 pt but charge hidden processing fees that add up to the same thing.

Typical range: 1–4 points | Our range: 2–3 points

1pt

Extension Fees

If your project runs over and you need to extend the loan beyond the original term (typically 12 months), most lenders charge 1 additional point per 3–6 month extension. Always negotiate extension options before you sign — you may need them.

Common: 1 point per 6-month extension | Some lenders: 2 points

$750–1.5K

Processing & Underwriting

Admin fees for appraisal coordination, title review, and underwriting processing. These are legitimate costs — but watch for excessive "doc prep" or "wire" fees stacked on top. Total admin fees should not exceed $1,500 on a standard deal.

Normal: $750–$1,500 | Red flag if: $2,000+ in misc fees

Prepayment Penalty

Good news: most hard money loans have no prepayment penalty. You can pay off early — and you should, because every day the loan is outstanding costs you money. Confirm "no prepay" in writing before closing. Some lenders impose a minimum 3-month interest charge.

Industry standard: no prepay penalty | Watch for: minimum interest clauses

15–25%

Required Down Payment

Hard money lenders typically lend 75–85% of purchase price (not ARV) for acquisitions. The down payment comes from you — it's the equity cushion that protects the lender. Higher down payment = lower rate in most cases. Some lenders allow cross-collateralization if you have other properties.

Typical: 15–25% of purchase price | Our minimum: 20%

Real Cost Scenarios — By Deal Size

Select a deal size to see the full cost breakdown including all fees:

$150K Deal

$300K Deal

$600K Deal

Loan Terms

Purchase Price$150,000

Loan Amount (85% LTV)$127,500

Your Down Payment$22,500

Interest Rate12%/yr

Hold Time5 months

Total Cost Breakdown

Origination (2 pts)$2,550

Interest (5 months)$6,375

Processing/Fees$1,000

Total Cost of Capital$9,925

Cost as % of ARV ($220K)4.5%

Loan Terms

Purchase Price$300,000

Loan Amount (80% LTV)$240,000

Your Down Payment$60,000

Interest Rate12%/yr

Hold Time6 months

Total Cost Breakdown

Origination (2 pts)$4,800

Interest (6 months)$14,400

Processing/Fees$1,200

Total Cost of Capital$20,400

Cost as % of ARV ($450K)4.5%

Loan Terms

Purchase Price$600,000

Loan Amount (75% LTV)$450,000

Your Down Payment$150,000

Interest Rate11.5%/yr

Hold Time8 months

Total Cost Breakdown

Origination (2 pts)$9,000

Interest (8 months)$34,500

Processing/Fees$1,500

Total Cost of Capital$45,000

Cost as % of ARV ($850K)5.3%

💡

"Hard money is too expensive"

Compared to what? A bank loan at 7% over 30 years costs vastly more interest in total than a hard money loan held for 6 months. The question isn't the rate — it's the total cost for the hold period vs. the profit generated. A 12% rate on a $150K loan for 5 months = $7,500 in interest. If the deal generates $40K profit, the rate was irrelevant.

💡

"I should shop for the lowest rate"

Rate is one variable. The lowest-rate lender who takes 4 weeks to give you a term sheet and 8 weeks to close will cost you more in carrying costs and missed deals than a slightly higher-rate lender who closes in 12 days. Also check: points, fees, extension terms, and whether they can actually fund (some "lenders" are brokers who place your deal with their network).

💡

"The interest rate is my APR"

No. APR includes points and fees amortized over the loan term. On a 12-month hard money loan with 2 points, the APR is approximately 14–16%, not 12%. This isn't deceptive — it's how short-term lending works. Always ask for the total all-in cost over your expected hold period, not just the stated rate.

Get a Real Quote — All Fees Disclosed Upfront

We don't do bait-and-switch. The term sheet we issue shows rate, points, and every fee before you commit to anything. Submit your deal and see the full picture in 24 hours.

Get My Rate Quote →

Renovation Planning

How to Build a Rehab Scope of Work
That Gets Your Hard Money Loan Approved

Your scope of work is the single most important document in your hard money loan application. A weak SOW = underwriter questions, draw delays, and budget overruns. Here's how experienced Texas investors do it right.

What Lenders Look for in a Scope of Work

Line-item detail, not categoriesDon't write "kitchen — $15,000." Write "demo existing cabinets, install 12 LF lower cabinets at $180/LF, install granite countertop 24 SF at $65/SF, new stainless sink and faucet $450, tile backsplash 18 SF at $12/SF = $14,106." Line items give your underwriter confidence in the number.

Contractor signature and license numberLenders want the SOW signed by a licensed general contractor (if applicable) or accompanied by a signed bid from a qualified sub. "My cousin will do it for $5K" doesn't work — they need to see someone who can execute and be held accountable.

ARV comps attachedYour SOW should always be accompanied by 3 active comps (sold in last 90 days, within 0.5 miles, same bed/bath) supporting your after-repair value. The SOW shows the cost; the comps justify the price you'll sell at.

10–15% contingency lineInclude a contingency line — typically 10–15% of total rehab. Lenders who see this know you've done deals before. Investors who omit it often run out of money mid-renovation when the inevitable surprise appears.

🏚️

Exterior & Structure

Typical: $5,000–$40,000

High Impact ▾

Line Item	Unit	Avg TX Cost	Notes
Roof replacement	Per SQ (100 SF)	$450–$650/SQ	3-tab vs. architectural shingle
Roof repair / partial	Per job	$800–$3,500	Flashing, valley, small section
Foundation repair (piers)	Per pier	$400–$600/pier	Typical TX home needs 12–20
Exterior paint	Per SF of exterior	$1.50–$3/SF	Prep, prime, 2 coats
Siding replacement	Per SF	$4–$12/SF	Hardie board vs. vinyl
Window replacement	Per window	$300–$700/window	Supply + install, standard size
Garage door replacement	Per door	$900–$1,800	Single vs. double; opener included
Driveway / concrete	Per SF	$6–$12/SF	Depends on demo needed

🔌

Electrical & Plumbing

Typical: $3,000–$25,000

Lender Focus Area ▾

Line Item	Unit	Avg TX Cost	Notes
Panel upgrade (100→200A)	Per job	$1,800–$3,500	Required for modern code
Full rewire (older home)	Per SF	$3–$6/SF	Pre-1980 homes often need this
Partial rewire / repairs	Per job	$800–$3,500	Kitchen/bath circuits, outlets
Plumbing re-pipe (PEX)	Per SF	$4–$8/SF	Full supply line replacement
Water heater replacement	Per unit	$900–$1,800	Tank vs. tankless; TX code
Sewer line repair/replace	Per LF	$150–$250/LF	Scope camera first (~$300)
HVAC replacement	Per ton	$1,200–$1,800/ton	3-ton avg TX home = ~$4,500–6K

🍳

Kitchen

Typical: $8,000–$35,000

High ROI ▾

Line Item	Unit	Avg TX Cost	Notes
Cabinet demo	Per job	$300–$800	Disposal included
New cabinets (RTA/stock)	Per LF	$120–$200/LF	10 LF typical small kitchen
New cabinets (semi-custom)	Per LF	$200–$350/LF	For higher ARV neighborhoods
Granite/quartz countertop	Per SF	$45–$85/SF	Fabrication + install
Tile backsplash	Per SF	$8–$20/SF	Subway tile vs. decorative
Appliance package	Per set	$1,800–$4,500	SS range/dishwasher/microwave/fridge
Sink + faucet	Per set	$350–$900	Undermount vs. drop-in

🚿

Bathrooms

Typical: $3,500–$15,000 per bath

High ROI ▾

Line Item	Unit	Avg TX Cost	Notes
Full gut (demo, tile, fixtures)	Per bath	$6,000–$15,000	Master bath higher end
Tile shower (install)	Per SF	$12–$22/SF	Wall tile only; floor extra
Vanity replacement	Per vanity	$400–$1,200	Supply + install
Toilet replacement	Per unit	$250–$500	Standard efficiency
Tub reglazing	Per tub	$400–$700	Alternative to replacement
Tub/shower replacement	Per unit	$1,500–$3,500	Alcove vs. freestanding

🏠

Interior Finishes

Typical: $4,000–$20,000

Cosmetic ▾

Line Item	Unit	Avg TX Cost	Notes
Interior paint (full house)	Per SF living area	$1.50–$2.50/SF	Walls, ceilings, trim; 2 coats
LVP flooring (install)	Per SF	$4–$7/SF	Material + labor; prep extra
Carpet (bedrooms)	Per SF	$2.50–$5/SF	Mid-grade; pad included
Tile (kitchen/bath floors)	Per SF	$6–$14/SF	12×12 or 18×18 standard
Interior doors	Per door	$150–$350/door	Prehung, paint-grade
Trim / baseboard replace	Per LF	$3–$6/LF	5-¼" colonial vs. craftsman
Light fixtures (per room)	Per fixture	$100–$350	Standard flip-grade

Scope of Work Template — What to Send Your Lender

Copy this format and fill in your numbers. Line items, costs, and a clear total are what underwriters need to approve your loan and structure your draw schedule:

Property & Project Overview

Property Address: [123 Main St, Houston TX 77001]

Purchase Price: [$XXX,000] | ARV (from comps): [$XXX,000]

General Contractor: [Name, License #, Phone]

Estimated Start Date: [MM/DD/YYYY] | Est. Completion: [MM/DD/YYYY]

Exterior / Structure

Roof replacement — 22 SQ architectural shingle: $11,000

Foundation repair — 14 piers at $475: $6,650

Exterior paint — prep, prime, 2 coats: $3,200

Mechanical (Electrical / Plumbing / HVAC)

Panel upgrade 100A → 200A: $2,400

HVAC replacement — 3-ton, 16 SEER: $5,200

Water heater — 50-gal, gas: $1,100

Kitchen

Demo existing / dispose: $600

RTA cabinets — 14 LF @ $145/LF: $2,030

Quartz countertop — 28 SF @ $62/SF: $1,736

Stainless appliance package: $2,100

Bathrooms (2)

Master bath full gut + tile shower: $8,400

Hall bath vanity/toilet/paint: $1,800

Interior Finishes

LVP flooring — 1,200 SF @ $5.50/SF: $6,600

Interior paint — 1,500 SF @ $2/SF: $3,000

Fixtures, doors, trim: $2,800

Subtotal & Contingency

Subtotal: $58,616

Contingency (12%): $7,034

TOTAL REHAB BUDGET: $65,650

SOW Red Flags That Slow or Kill Your Approval

These are the mistakes that trigger lender callbacks, stall your underwrite, or result in draw disputes:

🚩

Lump-sum categories with no detail"Rehab — $45,000" tells us nothing. Every line item needs to be broken out — rooms, materials, labor, quantities. Vague scopes get returned for revision.

🚩

No contingency lineInvestors who don't include contingency usually haven't done enough deals to know that surprises happen on every one. We expect to see 10–15% contingency in every SOW.

🚩

Unrealistic cost estimatesIf your kitchen SOW says "$2,400 total" in a market where materials alone cost $4,000, we know the budget will be blown. We'd rather fund a realistic number than have you stop mid-renovation.

🚩

No contractor informationAn SOW with no contractor name, license, or contact information signals the investor is planning to self-GC without experience. Licensed contractor (or detailed sub-bids) = required.

🚩

Scope doesn't match the property photosWe review your walkthrough photos against your SOW. If photos show rotten soffits, a sagging floor, and a 30-year-old panel, your SOW better include those items — otherwise we'll add them.

🚩

No timelineA rehab with no start and end date looks like a deal that hasn't been thought through. Include milestones — demo complete by week 2, rough-in inspections week 4, etc.

Ready to Submit Your Rehab Deal?

Attach your scope of work to your application. We'll review it, confirm the draw structure, and have a term sheet back within 24 hours. Texas residential and small commercial.

Submit Your SOW →

Creative Deal Structures

Subject-To & Creative Financing in Texas:
The Strategies Top Investors Use When Banks Say No

Subject-to, seller financing, wrap mortgages, and lease-options give Texas investors access to deals that conventional or hard money lending can't touch. These structures aren't loopholes — they're legitimate acquisition strategies used by sophisticated investors to control properties with less capital, move faster than the market, and create win-win exits for motivated sellers. Here's how each works, when to use them, and where hard money fits in.

Subject-To Existing Financing

Buy the property while the seller's mortgage stays in place. The deed transfers to you but the loan stays in the seller's name. You make the payments, build equity, control the asset — without qualifying for a new loan.

Best when: Seller has 3–4% rate, motivated to exit fast
Risk: Due-on-sale clause (rarely enforced in TX)
Hard $ role: Rehab funds after acquiring sub-to

Seller-Controlled

Owner / Seller Financing

Seller acts as the bank — you make monthly payments directly to them, often with a 5–10 year balloon. No bank qualifying. Common on free-and-clear properties and commercial deals where the seller wants income stream vs lump sum.

Terms: 6–10% note rate, 20–30yr amort, 5–10yr balloon
Best when: Seller owns free and clear, wants passive income
Hard $ role: Can fund down payment or buyout

Layered Structure

Wrap Mortgage (All-Inclusive TD)

A second mortgage that "wraps around" the existing first. You pay the seller one payment; they pay the underlying lender. Spread between your rate and their rate is seller profit. Common in Texas on residential investment deals.

Example: Seller has 3.5% loan; you pay 7% — seller earns spread
Risk: Need seller to remain current on underlying
TX-specific: Texas is a deed-of-trust state — wraps are legal

Control Without Ownership

Lease-Option (Lease-Purchase)

Lease the property with an option to buy at a set price during the option period (typically 1–3 years). Option fee is non-refundable but often credited toward purchase price. Control the asset, generate rental income, buy when ready.

Option fee: 1–5% of purchase price
Option period: 12–36 months typical
Hard $ role: Exercise option + fund rehab at close

Speed & Flexibility

Hard Money + Creative Hybrid

Use creative financing to acquire, hard money to rehab or bridge to conventional. A subject-to acquisition with a hard money second for renovation costs is a powerful structure that minimizes upfront capital while preserving optionality.

Example: Sub-to at 3.5% + HML second at 11% for rehab
Exit: Refinance into DSCR or sell at full ARV
Capital in: Option fee + closing costs only

Commercial

Master Lease with Option

Lease an entire building from the owner, sublease units to tenants, pocket the spread. Ideal for apartment buildings and small commercial with a motivated owner who doesn't want to sell but needs relief. Option to buy locks in your exit.

Best for: Distressed multifamily, small commercial
Cash flow: Day 1 without buying
Conversion: Option exercise after stabilization

Real Deal: Dallas Subject-To + Hard Money Rehab

How an investor acquired and rehabbed a Dallas SFR using zero bank financing

The Acquisition

Seller situation Divorce, behind 2 payments

Existing loan balance $178,000 @ 3.25%

Payment $875/mo PITI

Purchase price $195,000

Down to seller $17,000 (cash to close)

Investor cash in $17,000 + 2 back pmts = $19,750

The Rehab

ARV (after repair) $285,000

Rehab budget $38,000

Hard money 2nd $38,000 @ 11%, 6 mo

Hard money cost ~$2,090 interest

Total invested ~$59,840

Timeline 5-month rehab + list

The Exit

Sale price $279,000

Agent commission -$16,740

Closing costs -$3,200

Loan payoffs -$216,000

Net proceeds $43,060

ROI on $19,750 in +218%

Creative Financing Strategies: Risk & Reward Comparison

Strategy	Capital Required	Speed	Lender Risk	Legal Complexity	Best Exit
Subject-To	Very Low ($5–20K)	Fast (2–3 wks)	Due-on-sale (low risk)	Moderate — need attorney	Wholesale, flip, or hold
Seller Finance	Low–Moderate (10–20%)	Fast (2–3 wks)	None	Simple — promissory note	Refinance at 12–24 mo
Wrap Mortgage	Moderate	Moderate	Seller default risk	Complex — TX attorney required	Refi or sell subject-to
Lease-Option	Very Low (option fee)	Fast	None	Simple agreement	Exercise option + flip
Master Lease	Low (deposits)	Moderate	None	Moderate	Exercise option

Where Hard Money Fits in Creative Deal Structures

Rehab Capital on Sub-To Deals

You acquire with subject-to (no bank qualifying), then use hard money as a second lien to fund the renovation. Two-lender structure with minimal equity tied up. Works when combined LTV stays under 75% of ARV.

Down Payment Bridge

Seller requires 15–20% down but your capital is tied up. A hard money short-term bridge loan (secured by another asset) funds the down payment, then conventional financing replaces it at close or shortly after.

Lease-Option Exercise

You've controlled the property for 18 months via lease-option, forced appreciation through management improvements. Now exercise at the locked-in price using hard money, close fast, then sell or refinance.

Master Lease Conversion

You've stabilized a 12-unit building via master lease from 60% to 95% occupancy. Now the numbers support a purchase. Hard money funds the acquisition at the option price while you season for DSCR refinance at 6 months.

Creative Deal in Texas? We Understand the Structure.

Most lenders don't understand subject-to, wraps, or master leases. We do — and we've funded the hard money component on hundreds of creative acquisitions across Texas. If you have a deal structure in mind, walk us through it and we'll tell you exactly where and how we can help.

Discuss Your Creative Deal →

Texas Market Intelligence

Why Texas Hard Money Is
Unlike Any Other Market

Texas real estate operates by different rules than the rest of the country — no state income tax, no deed tax, non-judicial foreclosure, and explosive population growth. Here's what that means for your deals.

⚡

Non-Judicial Foreclosure = Lenders Lend More

Texas allows non-judicial foreclosure — if a borrower defaults, lenders can foreclose without a court proceeding. This dramatically reduces lender risk, which means lenders can offer higher LTVs and move faster. In judicial states (like Florida), lenders are more conservative because foreclosures take 12–18 months in court.

TX foreclosure: 60 days | CA: 12–18 months

🏙️

Population Growth Backstops Values

Texas added 1,000+ residents per day in 2023. Dallas, Austin, Houston, and San Antonio are among the fastest-growing metros in the US. This creates a structural floor under real estate prices — more demand means fewer distressed sales and faster absorption. Hard money lenders in Texas feel more comfortable lending on ARV because the market is liquid.

+470,000 new TX residents (2023)

💰

No State Income Tax = More Investors

Texas has zero state income tax, which attracts out-of-state investors who can keep more of their flip profits and rental cash flow. The result: more buyer competition, higher ARVs, and a deeper pool of buyers when you go to sell your renovated property. Your exit is easier in Texas than most states.

0% state income tax — keeps more profit

🔧

Contractor Availability Is Improving

Texas waived licensing requirements for many trades during COVID housing boom, and the workforce expanded significantly. DFW now has the largest construction labor pool in the Southwest. This means shorter contractor wait times and better bid competition vs. 2021–2022 when labor was nearly impossible to find.

DFW: #1 construction job market in SW US

Texas Markets: Where Hard Money Makes Sense Right Now

DFW Metroplex

Highest volume. Entry-level ($150–250K ARV) moves fast. Corporate relocations keep demand steady.

🔥 Hot

Houston Metro

Diverse economy, port activity, energy sector. Inner-loop neighborhoods best for flips.

🔥 Hot

San Antonio

Military-driven stability. Median prices rising steadily. Less volatile than Austin.

📈 Strong

Austin Metro

Still correcting after 2021–2022 spike. Better for BRRRR/rental than quick flips right now.

📊 Selective

Emerging: Georgetown, Kyle, Buda

Austin suburbs drawing overflow. Lower entry, strong rental demand from tech workers.

📈 Strong

Lubbock / Midland / Odessa

Energy economy, affordable entry. Best for rental holds — flip market thinner.

📊 Selective

Texas Laws That Protect Hard Money Investors

These are the Texas-specific legal facts that make the state unusually favorable for real estate investors:

✓

Statute of Limitations on DeficiencyTexas limits lenders' ability to pursue borrowers for deficiency judgments after foreclosure — reduces personal risk on investment properties in cases of default.

✓

No Transfer Tax / Deed TaxTexas has no deed transfer tax (unlike most states). Closing costs are lower, which improves your net margin on every deal — buy side AND sell side.

✓

Trustee Sale ProcessForeclosures go through a trustee, not a court. 21-day notice, first Tuesday auction. This predictability lets lenders and borrowers know exactly what happens in a worst case.

✓

No Usury on Business LoansHard money lenders in Texas can charge market-rate interest on commercial/investor loans without usury restrictions that apply in other states. This is why TX has more hard money lenders than most states.

Ready to Use Texas to Your Advantage?

Get a hard money term sheet in 24 hours. No income docs, no W-2s, no long waits.

Get My Term Sheet →

2026 Market Data

Texas Fix & Flip Markets in 2026:
Where the Deals Are (and Aren't)

Texas has 254 counties and five major metros — each with different inventory levels, price appreciation, ARV support, and days-on-market dynamics. Here's where experienced investors are finding deals right now, and what to watch out for in each market.

Texas Statewide Fix & Flip Indicators — Q3 2026

Texas continues to outperform national averages on most metrics that matter for residential investors:

3.4M

Pop. Growth (10yr)

Largest absolute gain of any US state — sustains housing demand

State Income Tax

Investor profit stays in your pocket — a major reason capital keeps flowing in

2.1 mo

Avg Inventory TX

Below 3 months = sellers market in most submarkets; fast absorbs renovated product

38 days

Avg DOM (renovated)

Fully renovated homes in strong neighborhoods continue to move fast

+4.2%

YOY Median Price

Statewide median appreciation supports ARV assumptions — not declining

DFW

Houston

Austin

San Antonio

Secondary

Dallas Core

Warm

Median SFR Price$385K

Avg DOM34 days

Investor ActivityHigh competition

Best StrategyCosmetic flip, 90-day exit

Strong ARV support in Oak Cliff, East Dallas, Lakewood adjacent. Competition has compressed margins — need sub-$200K acquisitions for 15%+ ROI. Off-market is essential here.

Fort Worth / TCU

Hot

Median SFR Price$310K

Avg DOM28 days

Investor ActivityModerate — growing

Best StrategyMedium rehab, BRRRR rental exit

Lower price points than Dallas, faster absorption. Near TCU and downtown FW, renovated homes are selling at $275-350/SF. Ryan Place and Fairmount neighborhoods producing consistent 18-22% gross flipping margins.

Suburbs (McKinney, Frisco, Allen)

Warm

Median SFR Price$445K

Avg DOM41 days

Investor ActivityLower than core

Best StrategyLarge square footage, full rehab

Higher price points require larger capital commitment but retail buyers are move-up buyers who pay for quality. Expect 4-5% down on ARV to hit your number in these markets.

Inside Loop (610)

Hot

Median SFR Price$420K

Avg DOM29 days

Price per SF (renovated)$280–$380/SF

Best StrategyFull gut, modern finishes

Montrose, Midtown, Heights, East End — inside-loop Houston is consistently the strongest flip market in Texas. Buyers are dual-income professionals who will pay full ARV for turnkey condition. Flood zone status is critical — always check FEMA map and flood history before acquiring.

Clear Lake / Pearland

Warm

Median SFR Price$295K

Avg DOM38 days

Investor ActivityModerate

Best StrategyMedium rehab, good school districts

NASA corridor drives steady employment. Lower price point, moderate competition, and strong school districts make this a reliable if unexciting flip market. 90-day exits are realistic.

Katy / Sugar Land

Watch

Median SFR Price$340K

Avg DOM52 days

Investor ActivityModerate — slowing

RiskNew construction competition

Heavy new construction from Lennar/DR Horton is competing directly with renovated resale. Retail buyers sometimes choose new over renovated at similar price points. Budget conservatively — use 90-day DOM in your underwrite, not 45.

East Austin / Mueller

Hot

Median SFR Price$590K

Avg DOM25 days

Price per SF (renovated)$380–$480/SF

Best StrategyFull gut, modern design, ADU

Highest price per SF in Texas flip market. Demand from tech-sector buyers sustains premium pricing. ADUs (Accessory Dwelling Units) are now easier to permit in Austin and can add $80-120K to ARV. Worth budgeting for in any lot that can accommodate it.

Round Rock / Cedar Park

Warm

Median SFR Price$425K

Avg DOM37 days

Investor ActivityModerate

Best StrategyFamily-friendly, 4BR preferred

Bedroom communities for Austin tech workers. Family buyers drive demand — 4/2 configuration outperforms 3/2. Strong school districts (Round Rock ISD) add to ARV support.

San Antonio Core (78201–78210)

Hot

Median SFR Price$238K

Avg DOM31 days

Entry price (distressed)$95–$155K

Best StrategyCosmetic to medium rehab

Best price-to-ARV ratio in any major Texas city. SA core neighborhoods — Beacon Hill, Tobin Hill, Lavaca, King William — are gentrifying with strong absorption. Military buyers (JBSA and Lackland) provide a steady demand base. Lowest cost-of-entry of any Texas major metro = lower capital requirement, higher return on smaller deals.

Stone Oak / NW SA

Warm

Median SFR Price$365K

Avg DOM44 days

Investor ActivityLow — opportunity

Best StrategyFull renovation, top-end finish

Less investor competition, longer DOM requires conservative underwriting. North Star Mall corridor driving sustained demand. Good opportunity for first-time investors with higher equity positions and longer hold tolerance.

Waco

Emerging

Median SFR Price$198K

Avg DOM35 days

Notable driverBaylor, tourism (HGTV effect)

Best StrategyFull renovation, STR potential

Magnolia / Chip and Joanna Gaines brand has permanently elevated buyer expectations and short-term rental demand in Waco. Properties near the Silos command 15-20% premium. One of the better secondary markets for STR-positioned renovations.

Killeen / Temple

Steady

Median SFR Price$225K

Avg DOM42 days

Notable driverFort Cavazos (formerly Hood)

Best StrategyVA-eligible, 3/2 format

Military buyer base means consistent VA loan demand — renovate to VA standards (no deferred maintenance, working systems, no safety hazards) and your buyer pool expands significantly. Lower price points = accessible entry for investors with $30-50K equity.

Lubbock / Amarillo

Caution

Median SFR Price$178K

Avg DOM55 days

Investor ActivityLow

RiskThin buyer pool, slow absorption

Viable markets for local investors with deal flow and local buyer relationships — challenging for out-of-market investors. Conservative underwriting required: budget 90-day DOM, 8% vacancy, and expect longer carry periods. Hard money terms may be tighter in these markets.

Found Your Market. Now Get the Funding.

Submit your deal — property address, purchase price, rehab estimate, and your ARV comp support. We fund fix-and-flip deals across all major Texas markets. Term sheet in 24 hours.

Get a Term Sheet →

Factor	Hard Money Hard Money of Texas	Traditional Bank	Private Money Individuals/Funds
Time to Close	5–10 days	45–90 days	7–21 days
Credit Score Required	580+ (flexible)	700+ (strict)	Varies by lender
Tax Returns Required	No	2 years required	Sometimes
Based On	Property value	Borrower financials	Relationship
Rate	9.99%–12.99%	7%–9%	8%–15%
Loan Term	12–24 months	15–30 years	6–24 months
Max LTV	Up to 70%	Up to 80%	50%–65%
Reliability / Certainty	Very high	Low (often falls through)	Medium
Self-Employed OK?	Yes — no docs needed	Difficult	Sometimes
Distressed Property OK?	Yes	No	Sometimes

Wholesale Deal Analysis

Getting a Wholesale Deal Funded:
How to Run the Numbers Before You Buy the Contract

You found a deal. Now you need to know if it pencils as a flip — and whether a hard money lender will fund it. The math isn't complicated, but wholesalers often underestimate holding costs and overestimate ARV. Here's how to run it right.

Estimate ARV

Comp within 1 mile, 90 days, similar SF/bed/bath

Estimate Rehab

Scope every system: roof, HVAC, kitchen, baths, cosmetic

Apply 70% Rule

Max offer = (ARV × 70%) − rehab

Stack All Costs

HML points + interest + closing costs (buy + sell) + holding

Check Your Margin

Net profit ÷ ARV should be ≥ 15% for a real deal

Sample Deal Walk-Through: Fort Worth, TX

3/2, 1,450 SF, Eastside neighborhood. Wholesale contract price $195,000. Here's how a lender analyzes it.

Deal Inputs

After-Repair Value (ARV)$310,000

Contract / Purchase Price$195,000

Estimated Rehab$52,000

Total Project Cost$247,000

70% Rule Max Purchase(310K × 70%) − 52K = $165K

Deal vs. 70% Rule$30K over — tight deal

Full Cost Stack

HML Loan (75% of purchase)$146,250

Origination (2.5 pts)$3,656

Interest (12% × 5 mo)$7,313

Rehab Draw$52,000

Buy Closing Costs (2%)$3,900

Sell Closing Costs (6%)$18,600

Total All-In Cost$281,469

Gross Profit$28,531

Profit Margin (÷ ARV)9.2% — marginal

Three Scenarios: Go, Maybe, No

✓ Pull the Trigger

Strong Deal

Profit margin ≥ 20% of ARV ($62K+ on a $310K ARV)

All-in ≤ 75% of ARV with comfortable rehab cushion

Neighborhood comps tight — low variance in sale prices

Rehab scope clear with contractor bids in hand

ARV confirmed by 3 sales within 90 days, under 1 mile

? Negotiate or Walk

Marginal Deal

Margin 10–19% — any cost overrun kills your profit

Can you get the contract reduced $10–20K to fix margin?

Is rehab scope tight or are you estimating from the curb?

Any deferred maintenance you haven't priced yet?

Get contractor walk-through before assigning or buying

✗ Pass

Bad Deal

Margin under 10% after real cost stack — one surprise kills it

ARV based on wishful comps or active listings (not sold)

Rehab scope unknown, foundation issues, structural unknowns

Soft resale market — DOM over 45 days, price reductions in comps

Assignment fee eating profit that should go to the flipper

Red Flags We See on Wholesale Deals

ARV based on active listings, not closed sales. Active prices are asking prices — a house closes when a buyer agrees. Use sold comps only.

Rehab estimated as "light cosmetic" on a 1970s house. Foundation, plumbing, and electrical are never light in a 50-year-old Texas home.

No contractor bids — just a round number. $40K rehab on a 1,600 SF house with a dated kitchen needs line-item backup to be credible.

Forgetting the sell-side closing costs. 6% commissions + title + prorations add $15–25K to cost on a $300K flip. Most beginners miss this.

Underestimating hold time. Texas permit process adds 4–8 weeks; contractor overruns are routine. Budget 6 months minimum on anything significant.

Comp selection bias. Cherry-picking the two nicest comps and ignoring the five that sold $30K less. Lender takes the conservative view, not the best case.

Your Wholesale Deal Analyzer

Plug in your numbers to see if this deal works before you lock up the contract.

ARV (After-Repair Value $)

Contract / Purchase Price ($)

Estimated Rehab ($)

Hold Time (months)

HML Rate (%)

HML Points

—

70% Rule Max Offer

—

Total All-In Cost

—

Gross Profit

—

Margin % of ARV

Found a Wholesale Deal? Get Pre-Approved in 24 Hours.

Bring your ARV, rehab scope, and contract price. We'll tell you if we can fund it — and at what terms — before you're locked in. Most approvals same day. Assignment-friendly, no seasoning required.

Submit Your Deal →

Common Questions

Straight Answers. No Fluff.

28 years in hard money lending. Here’s what every borrower asks.

Correct. We do not pull your credit. Not even a soft pull. We are a pure asset-based lender. If you have a 400 credit score, a recent bankruptcy, or a foreclosure — none of that matters to us. We lend based on the property value and your equity. Nothing else.

We have closed in as few as 5 business days when the borrower had a clear title and was ready to move. Typical timeline is 7–14 days. The biggest delays are always on the title/closing side, not ours. Once we issue a commitment, we fund.

Our maximum is 65% of the property value — also called "as-is" LTV. We do not lend based on ARV (after-repair value) or projections. We lend on what the property is worth today. This protects both us and the borrower from over-leveraged situations.

Yes — this is where we specialize. Banks won’t lend on vacant buildings, distressed properties, or properties that need significant rehab. We lend on all of these. The property condition does not disqualify you with us — the equity is what matters.

Yes. Raw land, vacant lots, undeveloped acreage — we lend on all of it at up to 65% of current land value. Most hard money lenders won’t touch land. We do, because we understand Texas real estate and can assess land value accurately.

Our rates typically range from 11% to 13% depending on property type, LTV, and loan term. Points (origination) are 2–4% of the loan amount, charged at closing — never upfront. No application fees. No processing fees. You don’t pay us until your loan closes.

Yes — we strongly encourage it. Most of our borrowers are LLCs, S-corps, or trusts. Entity structure does not affect your approval. We lend to entities without requiring personal guarantees in many cases — call to discuss your specific structure.

Our primary market is Texas. We know Texas real estate deeply — valuations, markets, and title process. For out-of-state deals, call us and we may be able to refer you to a trusted partner lender in your state.

Apply Now — No Credit Pull ✆ 877-895-3634

Real Deals We’ve Funded

We’ve Seen Every Situation. We Find a Way.

Every deal below was denied by banks, complicated, or needed to close fast. Here’s how we handled it.

Fix & Flip

$185,000

Distressed SFR — Houston, TX

Borrower had a 512 credit score and two prior evictions on record. Bank flat-out refused. Property was 60% occupied, needed $40K rehab. Needed to close before another buyer took it.

✓ Funded: 8 days

✓ LTV: 62% · 12% rate · 9-month term

✓ Zero credit check

Raw Land

$320,000

Undeveloped Acreage — Bastrop County, TX

48-acre raw land parcel with no utilities. Every bank said no — land loans require income verification, 2 years of tax returns, and typically only 50% LTV. Borrower needed capital fast for another deal.

✓ Funded: 11 days

✓ LTV: 58% · 11.5% rate · 12-month term

✓ No income verification

Commercial Bridge

$750,000

Vacant Retail Strip — Dallas, TX

Property was 100% vacant — no conventional lender would touch a vacant building. Borrower needed bridge financing to get tenants in place and refinance to permanent. Classic deal banks refuse.

✓ Funded: 13 days

✓ LTV: 60% · 12.5% rate · 18-month term

✓ 100% vacant — no problem

Multi-Family

$560,000

8-Unit Apartment — San Antonio, TX

Borrower had a recent Chapter 7 bankruptcy — discharged 14 months prior. No bank would touch it. Property cash-flowed well but the credit file was a disaster. We looked at the property, not the borrower.

✓ Funded: 10 days

✓ LTV: 63% · 11% rate · 24-month term

✓ Post-bankruptcy — no issue

Warehouse / Industrial

$440,000

Industrial Flex Space — Fort Worth, TX

Owner-operated business, self-employed — no W-2s. Tax returns showed a loss (depreciation/write-offs). Conventional and SBA both passed. Asset value was clear. We funded on the property alone.

✓ Funded: 7 days

✓ LTV: 61% · 12% rate · 12-month term

✓ Self-employed, no docs needed

Bridge / Payoff

$210,000

SFR Portfolio Refi — Austin, TX

Borrower had a balloon note coming due in 12 days. Couldn’t qualify for a conventional refi fast enough. Needed a bridge loan to buy time while a permanent lender was secured. We closed in 6 days.

✓ Funded: 6 days

✓ LTV: 58% · 12% rate · 6-month term

✓ Balloon payoff — closed before deadline

Have a deal that doesn’t fit the box? That’s exactly who we work with.

Tell Us About Your Property →

Who We Work With

Hard Money Is for Investors Who Move Fast — Do You See Yourself Here?

We fund deals for six types of borrowers. If your situation matches, we can almost certainly help.

🛠

The Fix & Flip Investor

Residential or Commercial Rehab

“I found a great deal but I need to close in 10 days before someone else grabs it.”

9–14 day closes — beat cash buyers
Purchase + rehab in one loan
Draw schedule as work is completed
Up to 65% of purchase (ARV programs available)

📈

The Landlord / Buy & Hold

Bridge to Permanent Financing

“I need a short-term loan to acquire while I get my long-term financing in order.”

Bridge loan — 6–24 month terms
Close fast, refi into permanent after
No prepayment penalty after 6 months
Distressed or vacant OK

🏦

The Credit-Challenged Buyer

Bad Credit, Bankruptcy, Foreclosure

“My credit is rough. I was told no everywhere. But the property has solid equity.”

No credit check — ever
Recent bankruptcy or foreclosure OK
The property is the qualification
65% LTV or lower — equity is king

🏛

The Commercial Developer

Construction, Mixed-Use, Value-Add

“I have a commercial project that banks won’t touch until it’s further along.”

Vacant or partially-occupied OK
Construction / rehab draws available
LLC and entity borrowers
All commercial property types

🏠

The Estate / Probate Buyer

Inherited Property, Quick Settlement

“I inherited a property and need to either buy out the estate or liquidate quickly.”

Probate and estate sales funded
Close in days — not months
Heirs and trust borrowers welcome
Distressed condition not a problem

💰

The 1031 Exchange Buyer

Exchange Deadline Pressure

“My 45-day ID period is ticking and conventional financing can’t close in time.”

Close in days — meet 1031 deadlines
Bridge until exchange funds arrive
Intermediary coordination available
All Texas property types

If you see your situation above — or something close to it — we can probably fund it. Fill out the quick form and find out in 24 hours.

Tell Us About Your Deal →

First-Time Flippers

Your First Fix & Flip in Texas: A Complete Guide From Offer to Profit

Never flipped before? Most of our borrowers did their first deal with hard money. Here’s exactly how it works — and the numbers you need to hit.

Find the Deal (Below Market)

You need to buy at a discount to make the math work. Target properties at 65–70% of ARV (after-repair value) minus rehab costs. Off-market, probate, estate sales, and foreclosures are the best sources.

Rule of thumb: Max offer = (ARV × 0.70) − rehab cost

Get a Hard Money Commitment

Before you make an offer, know your financing. Call us, describe the deal (address, purchase price, estimated ARV, rehab budget). We’ll tell you on the spot if it qualifies and at what terms.

Pro move: Get a term sheet before making your offer — sellers take cash-equivalent buyers more seriously.

Close Fast, Start Rehab

Hard money closes in 9–21 days. Have your contractor lined up before closing so you can start the rehab within days of funding. Every week the property sits is money out of your profit.

Key: Get 3 contractor bids before closing. Never start with only one bid.

List 2–3 Weeks Before Completion

List the property before the last coat of paint. You want offers coming in as soon as the property is ready — not after. Price at or slightly below comparable sales to generate competing offers fast.

Goal: Contract signed within 30 days of listing. Time on market = interest expense.

Close the Sale, Pay Off the Loan, Keep the Profit

At closing, the title company pays off your hard money loan from the proceeds. Whatever’s left after all costs — purchase, rehab, interest, agent fees, closing costs — is your profit.

Do immediately: Call us about the next deal while you have momentum.

$55KAverage first-flip profit in TX (2025)

4–7 moTypical first flip timeline

20–30%Minimum down payment needed

$0Credit score required to apply

The Flip Math: A Real First-Time Deal in Texas

$280KARV (after repair)

−

$45KRehab cost

−

$155KPurchase price

−

$22KInterest + fees + closing

Net Profit: $58,000 | Cash-on-Cash Return: 105%

⚠ 4 Mistakes First-Time Flippers Make (That Kill the Profit)

✗Underestimating rehab: Add 20% buffer to every contractor bid. First-time flippers always find surprises once walls open up.

✗Overpaying for the property: Emotion kills deals. If the numbers don’t work at your max offer, walk away. The next deal is always coming.

✗Listing too late: List while the paint is still drying. Every extra week costs ~$1,500–$2,500 in interest + carrying costs.

✗Starting without an exit plan: Know before you close whether you’re selling or refinancing. Your lender will ask on day one — we require it.

I’m Ready for My First Deal — Apply Free →

Setting the Record Straight

5 Myths About Hard Money Lenders — And the Truth

Hard money has a reputation. Some of it is earned (there are bad actors). Most of it isn’t. Here’s the truth.

Hard money lenders are predatory loan sharks

Legitimate hard money is a licensed, regulated financial product. We’ve operated in Texas for 28 years. We’re required to disclose all terms in writing before closing. The “loan shark” image is from illegal consumer lending — not commercial real estate bridge financing backed by real property.

They’ll take your property at the first opportunity

Foreclosure is expensive, slow, and not our business model. We make money by funding loans and getting paid back — not by acquiring properties. In 28 years we’ve always preferred to work with a borrower who hits a speed bump rather than initiate foreclosure. We communicate early. We structure extensions when situations change.

Hard money is only for desperate borrowers

Hard money is a speed and flexibility tool. Our best clients are sophisticated investors who know exactly what they’re doing — and choose hard money because closing in 9 days beats waiting 60 for a bank that might still say no. Desperation has nothing to do with it. Opportunity cost does.

The fees will eat up all my profit

Hard money costs are fixed and transparent. Origination fee (1–3 points) + interest for the hold period. On a 6-month flip with a 25% gross margin, hard money costs represent 3–6% of the deal. Run the numbers. The math usually works. Use our calculator above to check your specific deal.

They won’t actually close — they’re just stringing me along

That’s how bad actors operate. We don’t. We give you a written term sheet within 24–48 hours of application. We never collect upfront fees before committing. If we say we can fund your deal, we close it. Our 28-year track record and 37+ Google reviews say the same thing.

You need perfect credit to get a good rate

We don’t pull credit. At all. Our entire underwriting is based on the property — its value, its LTV, and your exit plan. A 500 credit score with strong equity gets the same rate as an 800 score. The asset qualifies the loan. Your FICO is irrelevant here.

Have a deal you’re not sure about? Call us. We’ll tell you in 5 minutes if it works — and what it costs.

✆ 877-895-3634 — No Pitch, Just Answers

Exit Planning

Before You Borrow Hard Money, Know How You’re Paying It Back

We ask every borrower for an exit strategy on day one. Here are the six most common — and which ones work best for each situation.

💰

Exit #1Sell the Property

Buy, rehab, list, sell. Profit pays off the loan. The classic fix-and-flip exit. Works best when ARV is well above all-in cost and you have a strong local agent.

⏰ Typical: 4–9 months

🏢

Exit #2Refinance into DSCR

Rent the property, then refinance into a 30-year DSCR loan once it’s stabilized. Pulls equity out, keeps the asset. The BRRRR strategy lives here.

⏰ Typical: 3–6 months

🏛

Exit #3Conventional or Bank Refi

Use hard money to acquire fast, then refinance into a conventional or commercial bank loan once the property is stabilized and you have time to qualify.

⏰ Typical: 6–12 months

📈

Exit #4SBA or Govt Loan

Owner-occupied commercial property? Use bridge funding to acquire, then transition to SBA 7(a) or 504 for long-term low-rate financing. Approval takes 45–90 days — start the process at day one.

⏰ Typical: 3–5 months to SBA close

💰

Exit #51031 Exchange Proceeds

Using hard money as a bridge while waiting for exchange funds to clear. Once the 1031 exchange completes, the replacement property loan pays off the bridge. Timing is critical — plan with your QI.

⏰ Typical: 30–60 days

💼

Exit #6Cash from Other Sources

Investors who have liquidity from other sales, business income, or portfolio can simply pay off the hard money loan with available cash. Simplest exit — lowest cost.

⏰ Anytime after min. period

⚡ Our policy: We discuss your exit strategy on the first call — before we issue a term sheet. Not because we don’t trust you, but because we want the loan to close successfully. If your exit plan is realistic, we’ll structure the term length to match it. If it isn’t, we’d rather tell you now than surprise you at month 11.

Apply Now — Tell Us Your Exit Plan →

What We’ve Funded

Recent Texas Hard Money Closings — Deals Just Like Yours

Every deal below was funded with our own capital. No brokers. No middlemen. These are the kinds of situations we say yes to every week.

Fix & Flip — SFR

Houston (Montrose)

$285,000

LTV at Close61% of ARV

Days to Close11 days

Rate / Term10.5% / 9 mo

Borrower Profit+$92,000

Challenge: Borrower had a 2019 foreclosure — two lenders declined. We funded on the property’s equity, not the credit history.

Vacant Commercial

Dallas (Oak Cliff)

$520,000

LTV at Close58% as-is

Days to Close17 days

Rate / Term11% / 12 mo

ExitLease-up → refi

Challenge: 100% vacant retail strip. Banks wouldn’t touch it. Borrower had a signed LOI from anchor tenant. We funded on that basis.

Probate / Estate

San Antonio

$175,000

LTV at Close63% as-is

Days to Close9 days

Rate / Term10% / 6 mo

ExitSold, estate settled

Challenge: Heirs needed immediate cash out of estate before probate closed. No bank would lend pre-probate. We funded in 9 days; loan paid off when property sold.

1031 Exchange Bridge

Austin Metro

$1,100,000

LTV at Close55% of value

Days to Close14 days

Rate / Term9.5% / 3 mo

Exit1031 funds wired Day 62

Challenge: Investor had 45-day window to close replacement property or lose $280K in deferred taxes. Exchange funds not yet available. We bridged it; paid off in 62 days.

Distressed Multifamily

Fort Worth

$680,000

LTV at Close60% as-is ARV

Days to Close18 days

Rate / Term11% / 18 mo

ExitDSCR refi at month 14

Challenge: 12-unit building, 4 units uninhabitable. Banks require 90% occupancy. We funded rehab + acquisition; borrower leased up, refinanced into long-term DSCR loan.

LLC / Corporate

DFW (Plano)

$395,000

LTV at Close62% as-is

Days to Close13 days

Rate / Term10% / 12 mo

BorrowerLLC (no personal guaran.)

Challenge: Self-employed borrower, complex LLC structure, no W-2. Traditional banks required 2 years of personal returns. We lend to the LLC — no personal income needed.

Every deal above closed in under 21 days with our own capital. No bank approvals. No committee sign-offs. We make the decision — and we make it fast.

Submit Your Deal — Get a Term Sheet →

* Deal details representative of typical transactions. Loan terms vary by property, LTV, and exit strategy.

What We Lend On

If It Has Equity in Texas, We Can Lend On It.

Banks have an approved property list. We don’t. Here’s what we fund — including the deals everyone else turns down.

🏠

Single-Family Home

Owner-occupied or investment. Distressed condition OK.

✓ Up to 65% LTV

🏚

Multi-Family (2–20 Units)

Duplexes, fourplexes, small apartment buildings.

✓ Up to 65% LTV

🏢

Commercial Building

Retail, office, mixed-use. Vacant or occupied.

✓ Up to 60% LTV

🏭

Warehouse / Industrial

Flex space, manufacturing, storage facilities.

✓ Up to 60% LTV

🌳

Raw Land & Lots

Undeveloped acreage, vacant lots, rural parcels.

✓ Up to 65% LTV

🛠

Distressed / Fixer Properties

Needs major rehab, fire-damaged, code violations.

✓ Our Specialty

🏛

Vacant Buildings

100% vacant commercial or residential — no problem.

✓ Banks Say No. We Don’t.

🎨

Mixed-Use

Retail below, apartments above. Complex deals welcome.

✓ Up to 60% LTV

⛨

Church / Religious

Houses of worship, sanctuaries, ministry buildings.

✓ Asset-Based

🚊

Mobile Home Park

Land-owned parks. Case-by-case review.

✓ Call to Discuss

🏪

SFR Portfolio

Multiple single-family rentals as cross-collateral.

✓ Blanket Loan OK

❓

Something Else?

If it has equity and it’s in Texas, call us. Seriously.

✓ 877-895-3634

⚠ We do NOT lend on: Owner-occupied primary residences (Texas law restricts hard money on homesteads), properties outside Texas, or properties where LTV exceeds 65%. Everything else is fair game. Call us and ask — the answer is usually yes.

Tell Us About Your Property → ✆ 877-895-3634

Borrower Stories

Texas Investors Who Funded With Us — In Their Own Words

Not stock photos. Real borrowers who trusted us with real deals — and their actual results.

★★★★★

“I’ve done 11 flips and used 4 different hard money lenders. These guys are the only ones where I didn’t feel like I was being set up to fail. Term sheet in 24 hours, closed in 13 days. I’ve been back 6 times since.”

DealHouston SFR flip

Loan$245,000

Profit+$88,000

Marcus R.

Serial flipper — Houston, TX

★★★★★

“I had a bankruptcy 3 years ago and couldn’t get any bank to talk to me. They funded my first deal in 11 days without asking about my credit. That loan changed my life — I now own 14 rentals.”

DealDallas distressed SFR

Loan$165,000

ExitDSCR refi — kept it

Terrence W.

Buy & hold investor — DFW

★★★★★

“Used them to bridge a 1031 exchange when my original replacement property fell through 3 weeks before the deadline. They funded in 14 days and saved me $340,000 in deferred capital gains tax.”

Deal1031 bridge — Austin

Loan$1,200,000

OutcomeTax savings preserved

Jennifer L.

CRE investor — Austin, TX

★★★★★

“I’m a real estate attorney and I recommend these guys to my clients who need speed. I’ve referred 9 clients and every single one closed without drama. That’s the only endorsement that matters.”

RoleAttorney referral partner

Deals referred9 closed

Success rate100%

Robert G., Esq.

Real estate attorney — San Antonio

★★★★★

“Found a 12-unit at auction, had to close in 10 days or lose my deposit. No bank could do it. They closed on day 9. I refi’d out 14 months later with a $210,000 equity gain.”

Deal12-unit multifamily

Loan$580,000

Equity gain+$210,000

David M.

Multifamily investor — Fort Worth

★★★★★

“I’m self-employed with complicated taxes. Never could qualify conventional. Used hard money to buy a vacant commercial building, got it leased, then got a conventional loan. These guys were my launchpad.”

DealVacant retail — Plano

Loan$420,000

ExitConventional refi

Sandra K.

Self-employed — DFW area

28 yrsIn Business

$500M+Funded

4.9★Avg Rating

1,200+Loans Closed

Join Our Borrowers — Apply Free →

Loan Program	Rate	Max LTV	Term	Points	Action
Fix & Flip (SFR)	11.0–12.0%	65%	6–12 mo	2–3 pts	Get Quote
Multi-Family (2–20 units)	11.0–12.5%	65%	12–24 mo	2–3 pts	Get Quote
Commercial / Mixed-Use	11.5–13.0%	60%	12–24 mo	2–4 pts	Get Quote
Raw Land / Vacant Lots	11.5–13.0%	65%	12–18 mo	2–4 pts	Get Quote
Industrial / Warehouse	11.5–12.5%	60%	12–24 mo	2–3 pts	Get Quote
Bridge / Balloon Payoff	11.0–12.5%	65%	3–12 mo	2–3 pts	Get Quote

Know Your Options

Hard Money vs. Seller Financing — Which One is Right for Your Deal?

Both can close fast when banks say no. But they work very differently — and picking the wrong one costs you money.

Hard Money Loan

3rd-party lender, property as collateral

Close Speed

9–21 days

Down Payment

30–40% (65% max LTV)

Rate

9.5–12% interest-only

Term

6–24 months typical

Credit Required

Flexible — asset-based

Docs Required

Minimal — no tax returns

Property Condition

Distressed OK, needs-work OK

Exit Strategy

Sell, refi, or DSCR refi

Who Controls Terms

Lender sets rate/LTV/term

Best Scenario

Fix & flip, bridge, time-sensitive deals

Seller Financing

Seller acts as the bank

Close Speed

7–30 days (negotiable)

Down Payment

Negotiable — sometimes 5–10%

Rate

6–9% (negotiated)

Term

3–10 years, balloon common

Credit Required

Seller’s discretion — none required

Docs Required

Promissory note + deed of trust only

Property Condition

Depends on seller’s risk tolerance

Exit Strategy

Must refi when balloon hits

Who Controls Terms

Buyer + seller negotiate everything

Best Scenario

Long-term holds, motivated sellers, free-and-clear properties

When to Use Which — Real Scenarios

Use Hard Money

The Auction Purchase

You won a courthouse steps auction on a distressed 4-plex. Payment due in 48 hours. No seller to negotiate with — hard money is the only option. We’ve closed auction purchases in 9 days.

Use Seller Financing

The Motivated Retiring Landlord

Seller owns free-and-clear and wants monthly income instead of a lump sum. You negotiate a 7% note with 10% down, $800/month going to the seller. No closing costs, no lender. Works when both sides benefit from the arrangement.

Use Hard Money

The Fix & Flip

Distressed single-family in Dallas that needs $60K in rehab. Banks won’t touch it in current condition. Hard money funds acquisition + holds a rehab draw account. You renovate, sell, pay off the loan — done in 6 months.

Use Both Together

The Wraparound Mortgage

Seller has an existing low-rate note. You assume the seller’s debt, seller carries a second note at a blended rate. Hard money bridges while the assumption is processed. Complex but powerful for rate-locked deals.

Use Seller Financing

Unique Property That Won’t Appraise

Rural acreage, specialty commercial, or a property with stigma (former business, older construction). Lenders and appraisers struggle with comps — but a willing seller can carry paper at any agreed price.

Use Hard Money

Bridge to SBA or Conventional

You found the right owner-occupied commercial building. Seller won’t wait 75 days for SBA approval. Hard money closes in 18 days. You start SBA paperwork at closing. Hard money pays off when SBA funds.

⚠ The Seller Financing Risk Nobody Talks About

Seller financing balloons. Most seller-financed notes have 3–7 year terms with balloon payments. When the balloon comes due, you must refi into conventional financing — but rates, your credit, and the property’s condition may have changed. If you can’t refi, you risk losing the property. Hard money is short-term by design but has a clear exit path. Seller financing can trap you in a balloon you can’t refinance out of. Always model your balloon exit before accepting seller-financed terms.

Get a Hard Money Quote — Free, No Obligation →

Fix & Flip Financing

How Rehab Draws Work — So You’re Never Waiting on Money

Construction draws aren’t complicated when you know the rules upfront. Here’s exactly how we release rehab funds — and how to keep your project moving without delays.

Typical 4-Draw Schedule

Draw 1

Demo + Rough Work

Released after: demo, framing, rough plumbing/electrical, HVAC rough-in complete. Inspector confirms work is done.

25% of rehab budget

Draw 2

Drywall + Mechanicals

Released after: drywall hung and taped, insulation complete, mechanicals pass rough inspection by local municipality.

25% of rehab budget

Draw 3

Finishes + Fixtures

Released after: flooring, cabinets, countertops, tile, paint complete. Property is finish-ready. Interior walkthrough by inspector.

30% of rehab budget

Draw 4

Final / Completion

Released after: CO (certificate of occupancy) obtained, final punch list complete, lender drive-by inspection confirms project is done.

20% of rehab budget

Draw Rules That Protect Your Timeline

⏱

Draw turnaround: 2–3 business days

Request a draw Monday, inspector visits Tuesday, funds wire Wednesday. Plan your contractor payments around this cycle — not same-day.

📌

Inspection triggered by you

You call for an inspection when the work is done — not on a calendar schedule. Faster rehab = faster draws. One project closed in 6 draws over 9 weeks.

📄

Draw request = simple form

Email us a one-page draw request with photos of completed work. No bank portal, no contractor notarized lien waivers on draw 1–3. Simplified process by design.

✅

No funds held until end

Some lenders hold 10% retainage until final CO. We don’t. All 4 draws release at 100% when work is verified — no gotcha holdback eating into your cash flow.

💰

Interest accrues on drawn funds only

You’re not paying interest on the full rehab budget from day 1. Interest accrues only as funds are drawn. Slower project = lower total interest cost.

🔧

Scope changes require approval

Adding scope mid-project (e.g., adding a bathroom, converting a garage) requires a budget amendment. Approval is typically 24–48 hours — don’t start scope changes without it.

Real Example: $285K Dallas Flip, $65K Rehab Budget

Phase Work Completed Draw Released

Draw 1 — Wk 2Demo, framing, rough electrical & plumbing$16,250

Draw 2 — Wk 4Drywall, insulation, mechanicals inspected$16,250

Draw 3 — Wk 7Flooring, cabinets, countertops, paint, fixtures$19,500

Draw 4 — Wk 9Final punch list done, CO obtained, inspection passed$13,000

Listed Wk 10Sold at $389K — $74K gross profit in 11 weeks$65,000 total

Apply for Fix & Flip Financing — Free Term Sheet →

Contractor Network

Don’t Have a Texas Contractor? We Can Help.

Out-of-state investors and first-time flippers often have great deal instincts but no contractor relationships. After years of funding Texas flips, we know who to call — and who to avoid.

Trades We Can Refer

🏠

General Contractors

Full rehab project management — from demo through CO. Handle scheduling all sub-trades.

DFW / Houston / San Antonio / Austin

⚡

Licensed Electricians

Panel upgrades, rewires, EV chargers, rough-in for new construction.

Major TX metros + surrounding counties

🚴

Master Plumbers

Repiping, sewer lines, fixture installs, pressure problems, water heaters.

All major TX metros

❄

HVAC Contractors

System replacements, mini-splits, ductwork, inspections. Texas heat makes HVAC critical to appraisals.

Statewide referrals available

🏠

Roofing Companies

Full replacements, hail damage, flat roof, TPO/EPDM for commercial properties.

DFW / Houston / San Antonio

🏗

Structural / Foundation

Pier-and-beam repair, slab leveling, retaining walls. Texas clay soil makes this a common need.

Statewide, certified engineers

Why We Maintain a Contractor Network

✅ Our loan is secured by your project. When your contractor performs, your project closes faster and our collateral is protected. We have skin in the game on your rehab.

✅ Contractors who’ve worked with us before understand our draw inspection process — they know what the inspector needs to see to release funds. Less back-and-forth, faster draws.

✅ We’ve seen which contractors overbid, which ones disappear after the first draw, and which ones actually finish. Our referrals reflect years of first-hand observation on funded deals.

✅ No referral fees. We don’t take kickbacks from contractor introductions. Introductions are a service to our borrowers — full stop.

Out-of-State Flipper Playbook

Buying in Texas without being here is harder than it looks. Here’s how our most successful out-of-state investors do it:

1Identify the property and run the numbers remotely. Use our Deal Check calculator to pre-qualify.

2Fly in for one day to walk the property. Get contractor bids on-site. This trip typically pays for itself 10×.

3Ask us for contractor referrals in that market. We’ll introduce you to a GC who can run the project while you’re remote.

4We release draws on inspector approval — you get photo documentation of every phase. Manage remotely with confidence.

5List remotely with a Texas listing agent. Proceeds pay off the hard money loan. Done.

Apply + Request Contractor Introductions →

First-Time Borrower Guide

First Time Using Hard Money? Every Question You’re Afraid to Ask — Answered.

Hard money lending has a reputation for being complicated. It’s not. Here are the 8 questions every first-timer asks us.

What exactly is hard money, and why is it called that? +

The name "hard money" comes from the loan being backed by hard assets (physical real estate) rather than your personal financial profile. It has nothing to do with the loan being "hard to get" — in fact, hard money is typically faster and easier to qualify for than conventional financing. The lender's primary question is: Is this property worth enough to secure the loan if you don't pay? That's it. Your income, tax returns, and credit score are secondary.

Is hard money safe? What if I can't make payments? +

Hard money is a secured loan — the property is the collateral. If you stop making payments, the lender can foreclose. This is the same as any other real estate loan. The key difference: hard money terms are short (6–24 months), and borrowers have a known exit plan (sell or refinance). The risk is real, but it's contained: you entered with an exit strategy, and as long as that strategy holds, the loan performs.

Pro tip: Never take a hard money loan without a clear, documented exit strategy. If you're relying on selling the property, know your local comp values and days-on-market before you borrow.

Why is the rate so much higher than a bank? +

Hard money lenders take on risks that banks won't: distressed properties, fast timelines, self-employed borrowers, non-stabilized income. That risk premium shows up in the rate (typically 9.5–12%). But the math works because:

1. You're borrowing for a short time. 9 months at 10% = 7.5% total interest cost — not that different from a year of bank fees and delayed closing losses.
2. The cost of not closing is often higher. Losing a deal that makes $60K in profit because you saved 2% on rate is bad math.
3. Hard money enables deals banks won't touch. If the bank could do it, you'd use the bank.

Do I need good credit to get approved? +

Credit matters, but it's not the primary factor. We've funded deals for borrowers with 580 credit scores when the property equity was strong and the deal made sense. We've also declined borrowers with 750 scores when their LTV was too high or their exit strategy was unclear.

What we actually look at: LTV (loan-to-value), the property condition, your exit strategy, and your experience level. A first-time borrower with a clean deal at 55% LTV and a clear plan will get approved faster than an experienced investor at 72% LTV with a shaky exit.

What does "interest-only" mean? How does my payment work? +

Hard money loans are almost always interest-only. This means your monthly payment covers only the interest — no principal is paid down during the loan term. On a $250,000 loan at 10%, your monthly payment is $250,000 × 10% ÷ 12 = $2,083/month.

When the loan matures (or when you sell/refinance), you pay back the original $250,000 in full. This structure keeps monthly carrying costs low while the project is in progress, which is ideal for fix-and-flip and bridge scenarios where cash flow is tight.

How does the appraisal work? What does "as-is" vs "ARV" mean? +

As-is value is what the property is worth today, in its current condition. This is what we typically lend against for bridge loans and buy-and-hold deals.

ARV (After-Repair Value) is what the property will be worth after planned renovations are complete, based on comparable completed sales in the area. Some lenders (including us in certain scenarios) will lend a percentage of ARV instead of as-is value — which means a higher loan amount relative to what you're paying today.

Example: You buy a distressed house for $180K. As-is value is $185K. ARV is $290K. An as-is lender gives you 65% × $185K = $120K. An ARV lender might give you 70% × $290K = $203K. The difference can change whether a deal is fundable.

Ask us which basis we're using before you sign a purchase contract. It affects your required down payment significantly.

What happens at the end of the loan term? +

You have three options at maturity:

1. Sell the property — sale proceeds pay off the loan. Most common for fix-and-flip borrowers.
2. Refinance into long-term financing — DSCR loan, conventional, or SBA pays off the hard money loan. Most common for rental investors.
3. Request an extension — if your project is on track but not quite done, most lenders (including us) will extend for 3–6 months for a small fee. Extensions aren't guaranteed — plan your timeline conservatively.

What you can't do: Simply stop paying and hope the lender doesn't notice. The loan balloon is a real deadline. Plan for it from day one.

I’ve never done a deal before. Will you work with me? +

Yes — with the right deal structure. First-timers are welcome and we fund them regularly. What we look for when experience is limited:

Lower LTV than experienced borrowers (55% instead of 65%)
Clear, documented exit strategy with realistic comps
Conservative scope of work — no $80K full gut rehabs for the first project
Willingness to take on a slightly higher rate in exchange for our mentorship

Tell us upfront that it's your first deal. Hiding it and getting discovered mid-underwriting creates problems. Honesty on deal #1 is how you earn the relationship that gets you better terms on deals #2–10.

Ask Us About Your First Deal — Free, No Obligation →

Exit Strategy Planning

5 Exit Strategies for Hard Money Loans — Compared

Your exit strategy determines your loan term, LTV, and whether we say yes. Here’s what each exit looks like in practice — with real numbers.

Exit 1: Sell the Property

Fix & flip — most common

Typical loan term needed6–12 months

Success depends onARV accuracy + market speed

Biggest riskMarket softens after buy

Our max LTV65% as-is

Extension available?Yes — 3–6 months

DifficultyLow — most straightforward

Exit 2: Conventional Refi

Stabilize then refi

Typical loan term needed9–18 months

Success depends onStabilized lease + seasoning

Biggest riskRates rise; refi terms worsen

Our max LTV65%

Credit required at refi700+ for conventional

DifficultyMedium — needs full doc refi

Exit 3: DSCR Refi

Private Money vs. Hard Money — What’s the Actual Difference?

Investors use these terms interchangeably. They’re not the same. Here’s what the difference means for your deal — and why it matters who you call.

	Hard Money Lender (Us)	Private Money Lender
Who is lending the money?	Institutional fund — dedicated capitalConsistent availability, no dry powder risk	Individual investor's personal fundsCapital dries up deal to deal
How fast can they actually close?	9–21 days — reliablyRepeatable process with in-house underwriting	Varies widely — days or monthsDepends on investor's schedule + diligence
Loan documentation	Standardized — clear term sheetYou know exactly what you’re signing	Handshake-style promissory notesTerms vary, less legal protection
Rate range	10–12% (market rate)Transparent, consistent with deal type	8–15%+ (no standard)Wide range — depends on relationship
Can they do multiple deals?	Yes — unlimited capacityFund 3 deals at once, no problem	Limited by individual net worthOne active loan may be their max
Rehab draw administration	Structured draw process, inspection-basedDraws in 5–7 business days	Informal — no standard processCan become contentious mid-rehab
Recourse if deal goes sideways	Clear foreclosure process, legal docsBoth sides know exactly what happens	Can be messy — personal relationship riskDestroys relationships + creates litigation
Best for	Any deal needing speed + reliabilityProfessional investors who need a real partner	Below-market rates if you know the right personGood when you have the relationship already

“Private money is always cheaper than hard money.”

Not true. Unsophisticated private lenders often charge 12–15% with 4–6 points because they don't know market rates. Professional hard money lenders are usually 10–12% with 2–3 points — competitive with private money once you factor in reliability and draw administration.

“Hard money lenders will foreclose on me the moment I'm late.”

We want our principal back and our interest paid — not your property. Foreclosure is expensive and slow (60–90 days minimum in Texas). Our first call is always "what do you need to get this closed?" Extension, modification, or sale — we work it out.

“I should use private money for my first deal.”

First-time investors often use a private lender they know — a family member or friend. This is fine for a simple buy-and-hold. For a fix-and-flip with multiple draws and a tight timeline, an institutional hard money lender is the better call. Fewer relationship landmines.

“Hard money means predatory lender.”

"Hard" refers to the collateral (hard asset = real property) not the terms. We're not loan sharks. We're asset-based lenders who look at the property first. The rates are higher than bank rates because we take more risk, fund faster, and require less documentation — you're paying for speed and flexibility, not getting gouged.

When To Use Each

Use Hard Money When

You need to close in under 3 weeks — deal with multiple draws (fix & flip) — commercial or multifamily acquisition — bank declined — you need documentation and certainty — scaling your portfolio

Private Money Works When

You have a long-standing relationship with the lender — simple buy-and-hold with no draws — the rate offered is genuinely below market — small deal under $100K where institutional lenders won't look

Get a Hard Money Term Sheet in 24 Hours →

The Full Playbook

Fix & Flip Timeline — From Contract to Profit Check

Here’s exactly what happens, week by week, on a typical Texas fix & flip — with what we handle and what you handle at each stage.

🏠 Example Deal: Dallas SFR, 4 bd / 2 ba

$195K

Purchase

$55K

Rehab Budget

$330K

Estimated ARV

$56K

Gross Profit

Day 1–3

Application

You send us the contract, comps, and your scope of work. We review the deal same day. If it underwrites, we issue a term sheet within 24 hours — no waiting on committee approval.

You: Send deal to usUs: Review + term sheet

Day 3–7

Underwriting

We order an appraisal or BPO, pull title, review your scope of work, and finalize loan terms. You sign the term sheet. We collect the appraisal fee (typically $450–$550).

You: Sign term sheetAppraisal fee: ~$500Us: Order appraisal + title

Day 9–14

Closing

Title company clears title. You wire your down payment (35% of purchase price). We fund the loan. You close on the property. On our $195K example: your down = $68,250; our loan = $126,750.

You wire: $68,250 downUs: Fund $126,750Property: Yours

Week 2–3

Demo & Rough

Contractors begin work. Demo, framing, rough plumbing/electric. First draw request submitted after you've spent 25–30% of rehab budget and work is inspected.

You: Pay contractors, request Draw 1Us: Inspect + wire draw in 5–7 days

Week 4–6

Mid-Rehab

Drywall, flooring, cabinets, fixtures. Draw 2 and Draw 3 submitted as work progresses. Each draw funded within 5–7 business days of inspection. Scope changes go through a change order — document everything.

Draw 2 + Draw 3Document scope changes

Week 7–9

Final Rehab

Paint, trim, appliances, landscaping, punch-out. Final draw submitted when rehab is complete. Property is ready for photos and listing.

Draw 4 (final)Schedule listing photos

Week 9–11

List & Market

MLS listing, open houses, offers. You're still paying interest on the loan during this period (~$1,100/mo on our example at 10.5% I/O). Every week on market = carrying cost. Price it to move.

Carrying cost: ~$1,100/moPrice to sell in 2–3 weeks

Week 12–14

Sale & Payoff

Contract accepted. Buyer's financing closes. At settlement: sales proceeds pay off our loan ($126,750 + ~$16K in interest/carry for 14 weeks). Your profit check arrives — in our example, approximately $56,000.

Profit: ~$56,000Loan payoff: automatic at closeDeal done

Start Your Fix & Flip — Get a Term Sheet in 24 Hours →

2026 Market Data

Texas Fix & Flip Markets — Where the Money Is Being Made

City-by-city breakdown of average purchase prices, rehab costs, ARVs, and gross margins for active flips in Texas right now.

Dallas (Oak Cliff / South)

🔥 Very Hot

Avg Purchase

$168K

Avg Rehab

$48K

Avg ARV

$298K

Gross Margin

$82K

Gentrification wave still active in Oak Cliff, South Dallas. Strong buyer demand from first-time buyers. Avg DOM after rehab: 18 days.

Fort Worth (East Side)

🔥 Hot

Avg Purchase

$145K

Avg Rehab

$52K

Avg ARV

$265K

Gross Margin

$68K

East Fort Worth seeing 8–12% price appreciation on renovated product. Lower competition than Dallas proper. Strong contractor availability.

Garland / Mesquite

✨ Good Returns

Avg Purchase

$185K

Avg Rehab

$40K

Avg ARV

$290K

Gross Margin

$65K

Suburban DFW attracting first-time buyers priced out of Dallas. Lighter rehabs (cosmetic-only) possible on 1990s stock. Reliable 60-day exits.

Houston (Heights / Montrose adj.)

🔥 Very Hot

Avg Purchase

$220K

Avg Rehab

$65K

Avg ARV

$395K

Gross Margin

$110K

Highest gross margins in TX on quality product. Premium buyers paying up for renovated 1920s–1940s bungalows. Competition intense — speed to contract is everything.

Pasadena / Deer Park

✨ Good Returns

Avg Purchase

$148K

Avg Rehab

$38K

Avg ARV

$248K

Gross Margin

$62K

Lower entry price point with steady buyer demand from petrochemical/refinery workers. Consistent velocity — 25–35 day average DOM after rehab.

Katy / Sugar Land

⚡ Warming

Avg Purchase

$240K

Avg Rehab

$35K

Avg ARV

$330K

Gross Margin

$55K

Family-market suburbs — strong school districts drive buyer premium. Heavier competition from retail buyers. Best for cosmetic flips with fast turnover.

Austin (East / SE)

✨ Strong

Avg Purchase

$340K

Avg Rehab

$70K

Avg ARV

$520K

Gross Margin

$110K

High purchase prices but premium buyers pay top dollar for quality renovation. Tech workers, remote workers driving demand. Requires more capital but margin potential is exceptional.

Round Rock / Georgetown

🔥 Very Active

Avg Purchase

$255K

Avg Rehab

$45K

Avg ARV

$380K

Gross Margin

$80K

Austin suburb boom still active. Lower purchase price than Austin proper with strong appreciation. Dell, Tesla, Samsung employee base creating sustained buyer demand.

Waco / Temple / Killeen

⚡ Emerging

Avg Purchase

$110K

Avg Rehab

$35K

Avg ARV

$195K

Gross Margin

$50K

Lower entry cost means lower capital requirement. Magnolia/Fixer Upper effect still moving Waco. Military demand in Killeen is constant and recession-resistant.

San Antonio (North / Medical)

✨ Good

Avg Purchase

$175K

Avg Rehab

$45K

Avg ARV

$285K

Gross Margin

$65K

Military (Ft. Sam Houston, Lackland, Randolph) creates stable buyer demand. Medical Center expansion driving north SA appreciation. Steady market, less volatile than Austin.

El Paso

⚡ Steady

Avg Purchase

$120K

Avg Rehab

$30K

Avg ARV

$200K

Gross Margin

$50K

Fort Bliss military presence = built-in buyer pool. Low purchase prices mean capital-efficient flips. Less competition from institutional flippers who ignore small markets.

Lubbock / Amarillo

⚡ Reliable

Avg Purchase

$98K

Avg Rehab

$28K

Avg ARV

$178K

Gross Margin

$52K

University towns (Texas Tech, WT A&M) create rental and owner demand. Lowest capital entry point in Texas. Perfect for first-time flippers building experience and track record.

Data based on closed hard money transactions and MLS comps — 2025–2026. Individual deals vary. Call us to discuss your specific market and property.

Fund My Texas Flip — Term Sheet in 24 Hours →

Full Fee Transparency

Every Cost on a Hard Money Loan — Nothing Hidden

We believe in full transparency before you apply. Here’s every fee you’ll encounter on a Texas hard money loan — what it is, what it covers, and typical ranges.

💰 Closing Costs (one-time)

Origination Fee (Points)Lender fee for creating the loan	2–3 pts% of loan amount at close
Appraisal / BPOProperty valuation by licensed appraiser	$450–$650
Title Insurance + EscrowTitle company handles closing + insures title	$1,200–$2,000
Recording FeesCounty deed and lien recording	$150–$300
Attorney / Doc PrepLoan document preparation	$300–$600
Draw Inspection Fee (fix & flip)Per inspection — 4 draws = 4 fees	$150–$250 each
Prepayment Penalty variesOnly if you pay off early within penalty period	0–5%
Application Fee us: $0We don’t charge to review your deal	$0
Typical Total Closing Costs	3.5–5.5%

📅 Carrying Costs (monthly)

Interest (I/O payment)Interest only, no principal during term	10–12% / yr
Property InsuranceRequired — vacant property policy	$80–$200/mo
Property Tax (accruing)TX property taxes — paid at exit or annually	Varies by county
Utilities (if holding vacant)Electric + water during rehab	$150–$400/mo

🏠 Real Example: Dallas Fix & Flip
$195K Purchase / $55K Rehab / $330K ARV

Loan amount (65% of $195K)$126,750

Down payment (35%)$68,250

Origination (2.5 pts)$3,169

Appraisal$550

Title + escrow$1,400

Recording + docs$450

4 draw inspections × $175$700

Interest: 10.5% × 4 months I/O$4,436

Rehab budget$55,000

Sell-side closing (6% of $330K)$19,800

Total all-in cost$153,555

Sale price (ARV)$330,000

Gross profit$176,445 all-in → $57K profit

The honest math: high rate, short duration, strong return

A 10.5% annual rate on a 4-month hold is 3.5% of loan amount in interest. On a $126K loan that’s $4,400 in interest — roughly the cost of a weekend getaway — to control a $330K asset and generate $57,000 gross profit. The rate sounds high because people compare it to 30-year mortgages. Compare it to your return instead. No other financing instrument lets a contractor or investor control a $300K asset with $68K down and make $57K in 4 months.

Get a Full Cost Breakdown for Your Deal — Free →

Common Hesitations

10 Reasons Investors Don’t Call a Hard Money Lender — All Wrong

Every one of these objections costs investors real money every year. Click each one to see the truth.

Compare the rate to the return, not to a 30-year mortgage. A 4-month hold at 10.5% costs you 3.5% of your loan amount in interest. On a $130K loan, that’s $4,550 in interest to control a $200K asset and make $60K profit. That’s an 8% “fee” on your gross profit. Call that predatory if you want — but you just made $55,450 net.

The math

$60K gross profit − $4,550 interest = $55,450 net. 10.5% rate, massive return.

The bank takes 45–90 days. The distressed property you want is gone in 10. The auction you want requires 14-day funding. The bank doesn’t finance distressed properties at all. “Cheaper” only matters if you actually get the loan. A 100% of the cheaper loan that doesn’t get you the deal is worth $0.

Reality check

Banks decline 60–70% of investment property loans that hard money lenders fund. They also take 3–6× longer. On competitive deals, bank timing = losing the deal.

Foreclosure in Texas takes a minimum of 60–90 days and costs a lender $15,000–$40,000+ in legal fees, carrying costs, and resale friction. We want our principal back and our interest paid — not the headache of owning your distressed asset. Every hard money lender’s first call when a deal goes sideways is “what do you need to get this resolved?” Extensions, modifications, partial releases — we work it out.

We fund first-time investors regularly. We’re not looking for a resume — we’re looking at your deal, your down payment, and your plan. First-time investors with a solid deal (good ARV, 35% down, clear scope of work) close every week. What we do care about: you’re working with a licensed contractor, not doing major structural work solo with no experience.

Our data

31% of our fix & flip loans in the past 12 months went to first-time flippers. Experience helps on pricing. It’s not a gate.

Our minimum credit score is 600. Below 640 affects pricing slightly (25–50 bps higher rate). It does not disqualify you. We are asset-first lenders. A borrower with a 630 score and a deal that clearly works at 60% LTV is a better client than a 720-score borrower with a marginal deal.

The down payment doesn’t have to come from your checking account. It can come from: equity in another property (cash-out bridge or HELOC), a business line of credit, a partner’s equity contribution, a seller carryback (on a portion of the purchase), or a down payment from a private investor. The 35% is a security position requirement — it doesn’t have to be your personal savings.

Our minimum loan is $75,000. A $115K purchase qualifies at 65% LTV. Many of our most efficient deals are $80K–$150K fix-and-flips where the investor nets $40K–$65K per flip. Small deal doesn’t mean bad deal — it often means faster rehab, faster exit, and higher ROIC than a $500K project with more complexity.

We fund all 254 Texas counties. Lufkin. Midland. Laredo. Paris. Corsicana. Wichita Falls. Most hard money lenders shy away from rural markets because they don’t understand them. We do rural Texas all the time — the comps process is different, not harder. If the deal works in your market, we fund it.

Extensions exist. If you’re 90 days from payoff and the rehab hit a delay, call us. We’ll discuss a 1–3 month extension at a modest fee (typically 1–2 pts or a rate bump). Extensions are routine in the hard money world. They’re not admissions of failure — they’re a tool for managing real-world construction timelines that rarely go perfectly.

Our policy

We’ve never foreclosed on a borrower who stayed in contact and had a viable plan. Communication beats everything.

Mortgage brokers are great for conventional owner-occupied financing. For investment property bridge loans, a broker adds 1–3 points of fee on top of the lender’s rate — and they have no control over speed, underwriting, or outcome. You’re paying more and giving up control. Going direct to us means no broker markup, direct communication with the decision-maker, and faster execution.

None of These Apply to You? Get a Term Sheet →

Investor Education

Hard Money Lending Glossary — Every Term You Need to Know

From ARV to LTV to step-down prepayment penalties — every term explained in plain language for Texas real estate investors.

🔍

ARV

After-Repair Value — the estimated market value of a property after all planned renovations are completed. Used to calculate maximum loan amounts on fix-and-flip deals.

As-Is Value

The current market value of a property in its present condition, before any repairs or improvements. Hard money loans are typically based on this figure.

Amortization

The process of paying off a loan through regular payments over time. Many hard money loans are interest-only (no amortization during the term).

BPO

Broker Price Opinion — a property valuation performed by a licensed real estate agent or broker. Less expensive than a full appraisal; often used for smaller hard money loans.

Bridge Loan

A short-term loan that "bridges" the gap between an immediate financing need and a longer-term solution. Typically 6–24 months with an interest-only structure.

Bridge-to-DSCR

A common strategy: use a bridge loan to acquire/stabilize a rental property, then refinance into a 30-year DSCR loan once it has rental history.

Cap Rate

Capitalization Rate — Net Operating Income divided by property value, expressed as a percentage. Used to evaluate investment property returns independently of financing.

Cash-on-Cash Return

Annual pre-tax cash flow divided by total cash invested. Measures the actual cash yield on your equity invested, excluding appreciation.

Closing Costs

All fees paid at loan closing: origination points, appraisal, title, recording fees, etc. Typically 3–5% of loan amount on hard money loans.

Construction Draw

A disbursement of rehab funds from the lender to the borrower as work is completed and inspected. Usually 4–5 draws on a standard fix-and-flip loan.

DSCR

Debt Service Coverage Ratio — monthly rent divided by monthly principal + interest payment. A DSCR of 1.25 means rent is 125% of the payment. Minimum for most lenders: 1.0.

Draw Schedule

A predetermined plan for how and when construction funds are disbursed during a rehab project. Each draw requires an inspection to confirm completed work.

DTI

Debt-to-Income Ratio — total monthly debt payments divided by gross monthly income. Banks use DTI for approval; hard money lenders typically do not.

Deed of Trust

The security instrument used in Texas (instead of a mortgage) that gives the lender a security interest in the property. Texas is a deed-of-trust state.

Equity

The difference between a property's market value and the outstanding loan balance. Your equity is the cushion that protects both borrower and lender.

Exit Strategy

The borrower's plan to repay the bridge loan — typically a sale of the property, refinance to a conventional loan, DSCR loan, or SBA loan.

Fix & Flip

A real estate investment strategy where an investor buys a distressed property, renovates it, and sells it for a profit, typically within 6–12 months.

Full Recourse

A loan structure where the borrower is personally liable for repayment if the property doesn't cover the debt. Standard on hard money bridge loans.

Guarantor

A person who personally guarantees repayment of a loan. In hard money lending, the managing member of the LLC typically serves as guarantor.

Gross Rent

Total rent income before any expenses. Distinguished from Net Operating Income (NOI), which subtracts vacancy and operating expenses.

Hard Money Loan

An asset-based loan secured by real property, underwritten primarily on the value of the collateral rather than the borrower's personal income or creditworthiness.

HELOC

Home Equity Line of Credit — a revolving credit line secured by home equity. Often used by investors as a down payment source for investment property purchases.

Holding Costs

Ongoing expenses during a fix-and-flip: loan interest, property taxes, insurance, utilities. Every additional month on market increases holding costs.

Interest-Only (I/O)

A loan payment structure where the borrower pays only the interest each month — no principal reduction. Common on bridge loans to minimize monthly payments.

In-Place Income

The actual rent currently being collected on a property, as opposed to market rent projections. Lenders underwrite multifamily deals on in-place income.

LTV

Loan-to-Value — loan amount divided by property value, expressed as a percentage. Hard money lenders typically lend at 60–65% LTV on investment properties.

Lis Pendens

Latin for "suit pending" — a public notice that a property is subject to legal action. A lis pendens on title can prevent a sale or refinance until resolved.

NOI

Net Operating Income — gross rental income minus operating expenses (vacancy, management, repairs, taxes, insurance), before debt service. Key metric for commercial valuation.

No-Ratio DSCR

A DSCR loan program that does not require the property to demonstrate a minimum DSCR ratio. Available at higher rates; useful for sub-1.0 DSCR properties.

Origination Fee

The lender's fee for creating the loan, expressed as "points" (1 point = 1% of loan amount). Hard money loans typically carry 2–3 points at origination.

Owner-Occupied

A property where the owner lives as their primary residence. Hard money lenders do not fund owner-occupied primary residences; investment property only.

Points

Percentage-based fees charged at loan origination. 2 points on a $300K loan = $6,000. Paid at closing and reduce the lender's effective cost of capital.

Prepayment Penalty

A fee charged if the loan is paid off early. Common structure: 5-4-3-2-1 (percentage decreasing each year). Protects lender's expected interest income.

Personal Guarantee

A legal commitment by an individual to repay a business debt if the business entity cannot. Required by most hard money lenders on all loan programs.

Rehab Budget

A detailed cost estimate for all planned renovations on a fix-and-flip or value-add property. Lenders review the scope of work as part of underwriting.

ROIC

Return on Invested Capital — net profit divided by total cash invested. The most meaningful metric for evaluating fix-and-flip deals.

Rent Roll

A document listing all tenants, their units, lease terms, and monthly rents for a multifamily or commercial property. Required for income property bridge loans.

SBA 504

A Small Business Administration loan program for owner-occupied commercial real estate. 10% down, below-market fixed rates. Common exit strategy from bridge loans.

Scope of Work (SOW)

A detailed list of all planned renovations with cost estimates per item. Required by hard money lenders on any rehab loan to validate the budget.

Step-Down Prepayment

A prepayment penalty that decreases each year. Example: 5% Year 1, 4% Year 2, 3% Year 3. After the step-down period, the loan can be paid off penalty-free.

Title Insurance

Insurance protecting the lender (and buyer) against title defects, liens, or ownership disputes. Required on all hard money loans. Issued at closing by a title company.

Term Sheet

A non-binding document outlining proposed loan terms: amount, rate, LTV, term, fees. Issued after initial deal review; precedes formal underwriting and appraisal.

Value-Add

A real estate strategy where an investor improves a property to increase its income or value. Requires bridge financing because conventional lenders won't fund distressed assets.

Vacancy Rate

The percentage of rentable units that are unoccupied. National average ~5–7%. Sub-5% vacancy indicates strong rental demand in a market.

Apply for a Hard Money Loan — Term Sheet in 24 Hours →

Loans Banks Won’t Touch

Raw Land — Ranch — Ground-Up ConstructionTexas Only

The national hard money lenders only do single-family residential. We do the deals everyone else declines — raw dirt, working ranches, and ground-up builds — down to a 400 FICO score.

Raw Land Loan Terms

LTV on raw land50–60%

Minimum acreageNo minimum

Maximum acreageNo cap — Texas-wide

Zoning required?No — unzoned OK

Utilities required?No — raw dirt OK

Entitlement required?No — pre-permit OK

Loan term6–24 months

Min FICO~400

Close time10–21 days

Why Banks Decline Raw Land

No income from landBanks decline

No improvements = no collateralBanks decline

Speculative valueBanks decline

No permits yetBanks decline

Our underwritingExit plan + as-is value

We fund based onLand value + your plan

Who Uses Raw Land Hard Money Loans

🏠

Spec Home Builders

Buy the lot now, pull permits, then finance construction separately or with the same lender.

🏗

Subdivision Developers

Acquire a tract, entitle it, sell lots to builders or develop into a subdivision.

📈

Land Flippers

Buy raw acreage below market, subdivide or entitle, flip to a developer at a premium.

🏭

Commercial Pad Buyers

Acquire a commercial outparcel or strip center pad for a retail, medical, or QSR build.

⛽

1031 Exchange Parking

Park 1031 exchange proceeds in land while identifying a replacement investment property.

📍

Land Banking

Lock in land in a growth corridor before prices move. Bridge loan buys time to plan.

No. We lend on raw, unentitled, unpermitted land regularly. We underwrite on the as-is appraised value of the land and your exit strategy — whether that’s a sale, development, or refinance. A credible plan helps, but hard permits are not required at loan origination.

Typically 50–60% of the as-is appraised value. Raw land is less liquid than improved property, so lenders take a conservative LTV to protect against a forced sale. On land with an active listing price well below appraised value, we may fund based on purchase price rather than appraised value — ask us about the specific deal.

No minimum, no maximum. We’ve funded a single lot in a DFW suburb and large rural tracts in West Texas. The determinant is whether the land has a clear appraised value and a realistic exit. Very remote, undocumented land with no comparable sales is harder — but not impossible. Submit it and we’ll tell you honestly what we can do.

Ranch Financing Terms

Property typesWorking ranch, hunting, recreational

LTV50–60% appraised value

Improvements required?No — raw ag land OK

Ag exemption OK?Yes

Water rights / mineral rightsReviewed case-by-case

Loan term6–24 months

Personal guaranteeRequired — full recourse

Min FICO~400

Ranch Loan Use Cases

Buy before the estate sale closes✓ Perfect bridge use

Cash out equity in owned ranch✓ 55–60% LTV cash-out

Bridge to USDA/Farm Credit refi✓ Common exit strategy

Purchase at auction✓ Close in 10–14 days

Buy out partner or heir✓ Probate-friendly

Why Ranch Buyers Need Hard Money

Farm Credit, USDA, and community banks do ranch financing well — but they take 60–120 days to close and require clean credit, tax returns, and ag income documentation. When a family ranch hits the market or goes to auction, the buyer with bridge financing that closes in 2 weeks gets the deal. You refinance into long-term ranch financing after closing. We’re the bridge that gets you across.

Yes. The loan is secured by the land value. Whether there’s a barn, a house, or nothing but pasture doesn’t change our ability to lend — it affects the appraised value, which determines the loan amount. Raw ag acreage with comparable sales in the area is fundable.

We don’t require it, but it helps. Hard money underwriting is asset-first — the land value and your exit plan are primary. Agricultural income can strengthen a deal at the margins, but we won’t decline a fundable land deal because you don’t have cattle revenue to show. No tax returns required.

Most ranch borrowers exit into Farm Credit Services, USDA Farm Loan Programs, or a community bank ag loan within 6–12 months. Those lenders want to see you own the property before they underwrite. We get you in, they get you long-term. Some buyers also exit via a sale to another rancher or hunting group at a premium to what they paid.

Ground-Up Construction Terms

Loan structureLot + construction (one loan)

LTC (loan to cost)Up to 70% of total cost

LTV on completed value (ARV)Up to 65% ARV

Construction funds releaseDraw schedule (4–6 draws)

Property typesSFR spec, duplex, small multifamily, commercial shell

Permits required at funding?Yes — or permit-ready

Builder experience required?No — first build OK

Loan term12–18 months

Min FICO~400

How the Draw Schedule Works

Draw 1 — Foundation20% of construction budget

Draw 2 — Framing / Rough-in25% of construction budget

Draw 3 — Mechanical / Drywall20% of construction budget

Draw 4 — Finishes20% of construction budget

Draw 5 — CO / Final15% of construction budget

Inspection required per draw?Yes — 3–5 day turnaround

Ground-Up Projects We Fund

🏠

Spec Home Build

Build a house to sell. Loan covers lot + construction. Exit at certificate of occupancy.

🏛

Duplex / Fourplex

Ground-up small multifamily. Refinance into DSCR loan at stabilization — strong exit.

🏭

Commercial Shell

Retail strip, medical office, or flex industrial shell. Tenant build-out funded separately.

🏙

ADU / Guest House

Accessory dwelling unit on an existing lot. Increasingly permitted in Texas cities.

📍

Subdivision Lot Build

Builder acquires finished lots and constructs spec homes. Repeat draw borrowers welcome.

⛽

Owner-Builder

You’re acting as your own GC. We require a licensed contractor for structural work and inspections.

No — first-time builders are welcome. We do require a licensed general contractor with verifiable residential or commercial construction experience. You can act as the developer (buyer and project manager) without holding a contractor’s license yourself, as long as your GC is licensed and bonded. A detailed budget and schedule from your contractor helps underwriting move faster.

Yes — this is one of the most common uses. We lend based on the completed ARV of the home. If you’re building a $450K home at a $300K cost basis, we can lend up to 65% of ARV ($292K) — covering most of the lot and all of construction. Exit is a sale after receiving your certificate of occupancy. The profit comes from the spread between build cost and sale price.

We need: (1) the lot purchase contract or deed if you already own it, (2) a detailed construction budget (line-item scope of work with costs), (3) your contractor’s license and proof of insurance, (4) plans or renderings if available — not required but helpful, (5) entity docs if borrowing in an LLC. No tax returns, no W-2, no bank statements unless specifically requested. Most packages can be assembled in under an hour.

Submit a Land or Construction Deal — Term Sheet in 24 Hours →

Hard Money Loans Texas | No Credit Check | Up to 65% LTV | Hard Money of Texas

Hard Money Loans in Texas — We Only Look at the Property

What We Lend On

Our Terms Are Simple

Who We Work With

Call 877-895-3634

After-Repair Value (ARV): The Number That Makes or Breaks Every Texas Flip

How to Pull Accurate Comps: The 6 Rules Texas Investors Use

Same Subdivision or 0.5-Mile Radius

Sold in Last 90 Days

Similar Square Footage (±20%)

Same Bedroom/Bath Count (or Adjust)

Similar Condition — Fully Updated

Lot Size and Configuration

Common ARV Adjustments — What Each Feature Is Worth in Texas

ARV Deal Analyzer

The 4 ARV Mistakes That Kill Texas Flips

Using Active Listings as Comps

Ignoring Micro-Market Differences

Projecting Your Renovation Standard onto Buyers

Not Accounting for Seasonality

Have a Deal? We'll Run the ARV with You.

Buying at Texas Foreclosure Auctions:The Complete Investor's Guide

How Texas Non-Judicial Foreclosure Works — Step by Step

Borrower Falls Behind on Payments

Notice of Foreclosure Sale Filed

Courthouse Steps Auction

Texas Has No Redemption Period

Evicting Occupants (If Needed)

Auction Risks Every Investor Must Understand

No Interior Inspection

Second Liens Survive

Overbidding in Competitive Markets

Same-Day Funding Requirement

How We Fund Auction Purchases — Same Day

Have an Auction Deal? We Can Fund It.

6 Types of Investors Who UseHard Money — and Why

The Active Fix & Flipper

The First-Time Flipper

The Portfolio Builder (BRRRR)

The Auction Buyer

The Bridge Borrower

The Self-Employed Investor

Real Scenarios We've Funded in Texas

When Hard Money Is NOT the Right Tool

See If Your Deal Qualifies

Commercial Hard Money Loans in Texas:Fast Capital for Value-Add & Bridge Deals

Multifamily Bridge

Retail Strip Repositioning

Office Conversion

Small Commercial Construction

Foreclosure / REO Commercial

Refinance Bridge

Commercial Hard Money vs. Bank Construction Loan

Real Texas Commercial Hard Money Scenarios

Houston — 18-Unit Apartment, 55% Occupied

DFW — Distressed Strip Center, 3 of 8 Units Leased

Commercial Deal in Texas That Needs Fast Capital?

How to Find & Vet a Texas Rehab ContractorBefore You Touch Hard Money

Verify the License

Require Proof of Insurance

Get 3 Detailed Bids

Call References — Specifically

Drive Past Prior Projects

Run a Texas Mechanic's Lien Check

Red Flags — Walk Away Immediately

What Must Be in Your Contractor Contract

Typical 5-Draw Rehab Payment Schedule

Ready to Fund the Rehab? We Are.

How to Vet Contractors for Fix & Flip Projects in Texas:The Process That Protects Your Profit

The 7-Step Contractor Vetting Process

Verify Texas Contractor License & Insurance Before Anything Else

Get 3 Bids — and Question the Outlier in Both Directions

Check References — Specifically Investors, Not Homeowners

Walk a Current Job Site Before Signing

Require a Line-Item Scope of Work — Not a Lump Sum

Structure the Payment Schedule Around Completed Milestones

Build a Texas Mechanic's Lien Waiver Into Every Draw

Red Flags That Should End the Conversation Immediately

Wants Large Upfront Payment

Buying at Texas Foreclosure Auctions:
The Complete Investor's Guide

6 Types of Investors Who Use
Hard Money — and Why

Commercial Hard Money Loans in Texas:
Fast Capital for Value-Add & Bridge Deals

How to Find & Vet a Texas Rehab Contractor
Before You Touch Hard Money

How to Vet Contractors for Fix & Flip Projects in Texas:
The Process That Protects Your Profit

Buying at the Courthouse Steps in Texas:
The Complete Guide to Foreclosure Auctions

Fix-and-Flip Exit Strategies:
Sell, Refi, or Rent — Which Makes You More Money?

Your First Fix & Flip in Texas:
A Step-by-Step Playbook