Hard Money Lender in Huntington

At West Forest Capital, we specialize in hard money lending—providing private, asset-based loans secured exclusively by real estate, not tied to your credit rating. Rather than focusing on personal financials, we assess your deal based on purchase price and after-repair value (ARV). This targeted approach enables us to fund loans within five days, while traditional lenders often take months to close.

Real estate investors—including those dealing with quick flip timelines—rely on us when bank financing isn’t available. We fund hard-to-place properties, including those without Certificates of Occupancy, support investors rebuilding credit, and assist with urgent refinances. As experienced private money lenders, we frequently finance auction deals and support time-sensitive flips.

Because hard money loans are financed as commercial debt, we lend only to LLCs. Forming one is straightforward—even a single person can do it. Once your entity is established, we require a clean title and a clear review of your total project plan, including renovation schedules.

For any investor who places timing at a premium, partnering with West Forest Capital for a hard money loan is a strategic decision that can drive your transaction to success.

Since acquiring a hard money loan is typically much quicker and simpler than getting a conventional mortgage through a bank, you can expect the interest rates to be higher. These rates generally range from 9% to 12%, and borrowers will also encounter closing costs of between 1 and 3 points. The loan duration is generally short-term, usually around one to two years.

Our hard money financing is often split into two primary components: (1) the purchase loan, which usually covers 70% to 85% of the property’s acquisition price, and (2) a renovation loan, which covers the cost of property improvements needed to bring it up to modern standards. At West Forest Capital, we are often able to finance up to 100% of the required renovation expenses.

When no repairs or upgrades are necessary, the rehab portion is excluded. If improvements are required, funding for the rehab will be issued in stages, after each phase is completed. For instance, if the borrower needs $50,000 for renovations, they might finish the first $15,000 worth of work and then receive a reimbursement of $15,000. This process continues in intervals until the total is distributed. Typically, the combined loan amount—both for acquisition and renovation—must stay within 65% of the property’s after-repair value (ARV).

At West Forest Capital, our primary goal when reviewing any loan request is to help you succeed in making a profitable real estate investment, while ensuring that the structure of the deal remains sound and secure.

As hard money loans are categorized as commercial loans, we issue them only to LLCs. We do not lend to individuals. However, if you haven’t yet formed an LLC, that’s not a roadblock. Creating a single-member LLC can be done in a short period of time, and we’re happy to provide assistance during that setup process.

The two main metrics we analyze during the evaluation process are the property’s purchase price and its projected after-repair value (ARV). For the investment to be viable, the property should be bought at or below its market value. In scenarios where renovation financing is also requested, we will assess your rehab plan and project schedule to ensure it supports the estimated ARV.

We do require a clean title before funding can be finalized. Any judgments, liens, or claims attached to either the property or the borrowing LLC must be resolved beforehand. Although we are known for our flexibility, we also expect to see a clearly defined exit strategy that demonstrates a reliable path to repayment.

Our focus is on solid investment opportunities—projects where the ARV sufficiently covers the acquisition, renovation, interest, and closing costs, while still generating a meaningful profit. If all financials align, we’re able to fund efficiently and help you move forward with certainty.

Hard money financing is often the solution for investors dealing with properties in Huntington in the following situations:

• To buy and rehab a Huntington property that a bank refuses to fund due to the home’s condition or the borrower’s credit score, with plans to sell it to an end-user after improvements—a process known as “fix and flip.”
• To purchase a Huntington-based rental property in need of repairs that doesn’t qualify for traditional financing. Once updated and occupied, the property becomes “stabilized” and may be eligible for a lower-rate refinance.
• To act quickly on a Huntington real estate deal—such as a foreclosure or short sale—where closing within a few days is crucial. Banks often require months, whereas hard money lenders can fund much faster.
• To perform a cash-out refinance on a Huntington property already owned, offering fast liquidity using the property as collateral.
• To refinance a maturing or time-sensitive mortgage associated with a Huntington property.
• To fund time-critical repairs or construction on Huntington properties when banks decline to lend based on scope or urgency.
• To facilitate the purchase of Huntington real estate under an LLC name, since conventional lenders usually resist such arrangements.