Hard Money Lenders Elizabeth

Hard money lenders are non-bank lenders who base loans on the property’s value rather than the borrower’s credit. While banks and hard money lenders both provide mortgage loans, the criteria for hard money lending vary widely from traditional banks. Hard money lenders focus primarily on the asset, leading to a much faster approval process. In Elizabeth’s competitive real estate market, this speed allows investors to close deals quickly—often within a week—as opposed to the months-long waits typical with banks. This is especially beneficial for buyers at foreclosure auctions. Hard money lenders also finance properties that banks often will not, such as those without a Certificate of Occupancy (CO).

This lending option is particularly helpful for those with poor or rebuilding credit, as low FICO scores will not disqualify applicants. Hard money loans are also used for refinancing or cashing out equity on investment properties. It’s essential to understand that these loans are exclusively for investment real estate and are not intended for residential mortgages, meaning you cannot live in a property financed by a hard money lender.

Because obtaining a hard money loan is considerably easier and faster than going through a traditional bank mortgage process, the interest rate for such loans tends to be higher. In Elizabeth’s real estate market, you can expect hard money loan interest rates to fall within the 9% to 12% range. In addition to interest, there are typically between 1 and 3 points charged at closing. The loan terms are short, generally lasting 1 or 2 years. These loans are often broken into two parts: the first part covers the purchase price, usually between 70% and 85% of the property cost, and the second part covers any rehabilitation work needed to bring the property to a current, updated condition. Hard money lenders frequently finance 100% of the rehab costs. If no rehab is necessary, this component is excluded. When rehab is needed, the funds are disbursed progressively in arrears, meaning the borrower completes a portion of the work and then requests the corresponding funds. For instance, if the total rehab needed is $50,000, the borrower may complete the first $15,000 in work and then get funded for that amount. This cycle repeats until all rehab funds are fully distributed. The total loan amount, combining purchase and rehab funds, is usually structured not to exceed 65% of the property’s after-repair value (ARV). This ensures investors in Elizabeth can confidently finance their projects with adequate capital and manageable risk.

Because hard money loans are treated as commercial loans, lenders typically require that the borrower be an LLC rather than an individual. If you do not have an LLC in place, don’t worry—forming one is usually straightforward, and many investors opt for single-member LLCs where they are the sole member to meet this requirement.

When hard money lenders in Elizabeth consider loan requests, they assess both the property’s purchase price and its projected after-repair value (ARV) to ensure the loan will be repaid in full. Acquiring a property at or below market value is a significant factor in loan approval. For borrowers requesting funds for rehabilitation, lenders expect the repair work to be completed according to a defined schedule and within the expected timeframe. Furthermore, a clean title is a non-negotiable aspect of the approval process; any liens, judgments, or claims on the property or the LLC applying for the loan must be fully resolved prior to loan funding.

Hard money lenders want their borrowers to undertake investments that will yield profit, as this ensures the lender will be paid back. They confirm that there is an adequate financial “spread” in the transaction, meaning that the after-repair value of the property will cover the purchase price, rehab costs, loan interest, closing fees, and all associated expenses, while still leaving a sufficient margin for a profitable investment. This rigorous evaluation process is standard for Elizabeth real estate investors utilizing hard money loans to finance their deals.

A hard money loan is frequently used in these circumstances:

• To purchase and improve a property that banks won’t fund (due to property condition or borrower credit), with the intention to sell to a retail buyer. This approach is often called a “fix and flip.
• To acquire and renovate a property that banks refuse to lend on, with plans to rent it out. After it’s rented and “stabilized,” it may qualify for refinancing with a traditional lender at a lower rate.
• To buy a property that must close within a tight deadline that banks can’t meet (such as during a foreclosure auction). Hard money lenders can typically fund these purchases within a week, while banks may take 2 or 3 months or longer.
• To quickly obtain a cash-out refinance using an already owned property as collateral.
• To refinance a loan on a property that’s coming due.
• To purchase a property under an LLC’s name. Traditional banks often won’t finance LLCs, so a hard money loan is a solution for borrowers wanting to keep ownership separate from their personal names.

Hard money loans and flip loans aren’t the same thing, though they are closely linked. Hard money loans are provided by private lenders as private money loans (such as those from West Forest Capital) and are typically used for various real estate investments, focusing on the property’s value rather than the borrower’s credit score. Flip loans are a subset of hard money loans, created specifically for investors who buy, renovate, and quickly sell (flip) properties for a return. While all flip loans are a type of hard money loan, not all hard money loans are used for flipping; they can fund other types of real estate projects too.