Residential Mortgage

Hard Money Loans

Short-term asset-based financing for real estate investors. Ideal for fix-and-flip projects, bridge loans, short-term rentals, and ground-up construction with fast funding.

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Is This Loan Right for You?

A hard money loan is right for you if you are a real estate investor who needs fast funding for a fix-and-flip, bridge financing, or short-term project. Qualification is based on the property value rather than your personal income, with funding possible in as little as 7 to 10 days. Loan amounts range from $150,000 to $10 million with terms of 6 to 24 months and a minimum credit score of just 600. Fix-and-flip programs offer up to 85% loan-to-cost, 100% of construction costs, and 75% of after-repair value. Interest rates typically fall between 9 and 13%, reflecting the short-term risk premium, with no PMI required. Asset-based underwriting means minimal personal income documentation and no DTI calculation. Compared to DSCR loans designed for long-term rental holds, hard money is purpose-built for short-term value-add projects requiring a clear exit strategy. Choose hard money when speed and flexibility matter more than long-term rate.

Side-by-Side

Hard Money vs Conventional vs DSCR

Hard money loans trade long-term rate for speed and flexibility — ideal for fix-and-flip and short-term projects.

Feature	Hard Money	Conventional	DSCR
Approval Speed	7-10 days	30-45 days	21-30 days
Credit Score Focus	Minimal (600+)	Primary factor (620+)	Moderate (640+)
Collateral-Based	Yes — property value drives approval	No — income-driven	Partial — rental income focused
Typical Term	6-24 months	15-30 years	30 years
Interest Rate Range	9-13%	Market rate (lowest)	1-2% above conventional
Down Payment / Equity	15-25%	3-20%	20-25%
Best For	Fix & flip, bridge, quick close	Primary residence, stable income	Long-term rental investors

Requirements

What Are the Hard Money Requirements?

Min Credit Score

600+

Min Down Payment

15%

Max LTV

85%

Max DTI

N/A (asset-based underwriting)

Loan Limits

$150,000 to $10,000,000

PMI / MIP

No PMI; interest rate reflects short-term risk premium

Occupancy

Investment property only (non-owner-occupied)

Features

Key Features

Fix & Flip: Up to 85% LTC/LTV, 100% construction costs, 75% ARV
Short-Term Rental and Bridge Loan programs available
Ground-up construction financing
Loan amounts from $150K to $10MM
Terms from 6 to 24 months

Process

How It Works

Deal Submission

Submit your property details, purchase price, renovation budget, and exit strategy. We evaluate the deal and provide a term sheet within 24-48 hours.

Property Evaluation

We order a BPO or appraisal, review the renovation scope of work, and assess the after-repair value (ARV) to determine the final loan amount.

Underwriting & Approval

Asset-based underwriting focuses on the property value and project viability. Personal income documentation is minimal. Approval can happen in days, not weeks.

Closing & Funding

Close in as little as 7-10 days. Renovation funds are held in escrow and disbursed as draw requests upon completion of specified work.

Estimate Your Payment

Purchase Price

Down Payment20%

Loan Term

Interest Rate

Annual Property Tax

Annual Insurance

Monthly HOA

Results

Principal & Interest$2,128.97

Property Tax$416.67

Insurance$150

Total Monthly Payment$2,695.64

This information is not intended to be an indication of loan qualification, loan approval or commitment to lend. Rates, terms, and availability of programs are subject to change without notice.

Pros & Cons

What Are the Pros and Cons of Hard Money?

Advantages

Extremely fast funding, often in 7-10 days
Asset-based qualification means less personal income documentation
Flexible underwriting for borrowers who may not qualify for conventional financing
100% of renovation costs can often be financed

Considerations

Higher interest rates than long-term financing (typically 9-13%)
Short-term loans (6-24 months) require a clear exit strategy
Origination fees and points are higher than traditional mortgages

FAQ

Frequently Asked Questions

Hard money loans can close in as little as 7-10 business days, sometimes faster for experienced investors with straightforward deals. This speed is a major advantage when competing against cash buyers or buying at auction.

After-Repair Value (ARV) is the estimated value of the property after renovations are complete. Lenders typically lend up to 70-75% of ARV. Your profit margin depends on the spread between your total investment (purchase + rehab) and the ARV.

Hard money interest rates typically range from 9-13% depending on the deal, your experience, and the lender. Points (origination fees) of 1-3% are also common. These higher costs are offset by the short-term nature and speed of the loan.

Not necessarily, but experience helps. First-time flippers can qualify but may face slightly higher rates or lower leverage. Having a solid renovation plan, reliable contractor, and clear exit strategy are more important than experience alone.

Common exit strategies include selling the property after renovation (flip), refinancing into a long-term loan like a DSCR or conventional mortgage (hold), or paying off the loan from other sources. Lenders want to see a clear, realistic plan.

Getting a Hard Money Loan in the San Gabriel Valley

NetCORE Lending™ is headquartered in Diamond Bar and has been helping borrowers across the San Gabriel Valley secure hard money financing since 2015. We serve homebuyers and homeowners in Pomona, Walnut, Rowland Heights, West Covina, Chino Hills, Covina, La Verne, Glendora, San Dimas, Hacienda Heights, and City of Industry — as well as borrowers throughout California.

As a local mortgage broker, we understand the San Gabriel Valley real estate market — from the higher-value properties in Chino Hills and Diamond Bar to the more affordable options in Pomona and West Covina. Our team provides bilingual service in English and Vietnamese and shops 100+ wholesale lenders to find you the lowest available rate on your hard money loan.

Call (714) 399-6361 to discuss hard money options with a local loan advisor, or get pre-qualified online in 2 minutes.

Also Consider

Explore other loan products that might be a good fit for your needs.

DSCR

Debt Service Coverage Ratio loans for real estate investors. Qualification is based on the property's rental income rather than personal income, making it ideal for portfolio builders.

Construction

Financing for building a new home from the ground up or major renovations. Features progressive disbursements during construction with interest-only payments, converting to a permanent mortgage upon completion.

Non-QM

Flexible mortgage solutions for borrowers who do not meet traditional lending criteria. Includes bank statement loans, P&L loans, and ITIN loans for self-employed and non-traditional income earners.

Bridge Loans

Buy your next California home before selling your current one with a bridge loan from NetCORE Lending™. Close in 3-5 days, avoid contingent offers, skip temporary housing, and sell your old home on your own timeline. Available up to $5M+ with no prepayment penalties.

Ready to Get Started?

Apply online in minutes or call us to speak with a loan advisor about your Hard Money options.

Apply for a Hard Money Loan (714) 399-6361