Hard Money Loans: What Every Flipper Needs to Know
Hard money lending is the engine that powers most fix-and-flip operations. Understand the terms, costs, and how to qualify.
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Financing6 min read
How to Evaluate Hard Money Lender Terms
Not all hard money loans are created equal. Compare lenders based on total cost, not just the interest rate.
Choosing a hard money lender based solely on interest rate is like choosing a contractor based solely on hourly rate — it ignores factors that often matter more. Evaluate lenders on total cost of capital, flexibility, speed, and reliability.
Total cost analysis includes the interest rate (annualized), origination fee (points), processing or underwriting fees, appraisal or BPO fees, draw inspection fees, wire or funding fees, extension fees (if you need more time), and prepayment penalties (if any). Calculate the all-in cost for your expected holding period. A lender charging 11% with 2 points may cost more than a lender charging 12% with 1 point for a 4-month project but less for a 9-month project.
Loan-to-value and loan-to-cost ratios determine your out-of-pocket requirement. A lender offering 85% of purchase price and 100% of renovation costs requires significantly less cash than one offering 70% of ARV. Run the numbers for your specific deal to determine which structure works best for your capital position.
Draw process efficiency directly impacts your renovation timeline. How quickly does the lender release renovation draws? Do they require third-party inspections (adding 3–5 days per draw)? Can you get multiple draws per month? A lender with fast, flexible draws keeps your contractors paid and your project moving.
Speed to close can be the difference between winning and losing a deal. Some lenders can close in 7–10 days; others need 21–30 days. If you're competing against cash buyers, speed is a major advantage.
Relationship value often exceeds rate differences. A lender who will stretch to approve a marginal deal because they trust your track record, who will extend your loan without excessive fees when a project runs long, or who can fund multiple projects simultaneously is worth a point or two in rate.
Interview at least three lenders. Ask for a detailed fee schedule, request references from other investors, and run your most recent deal through each lender's calculator to compare actual costs.
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