Asset-based lending

A short-term loan secured by real estate, made by a private lender rather than a bank, and underwritten mainly against the property rather than against you. The lender's core question is not can this borrower afford the payments but if this goes wrong, can I sell the collateral for more than I lent.

That single difference explains everything else about the product: it funds in days instead of weeks, it tolerates credit and income situations a bank will not, it is priced at 8.0% to 15.0% instead of mortgage rates, and it is written for 6 to 24 months rather than 30 years.

Three reasons, in order of how often they are the real one. Speed: a seller wants to close in ten days and a bank cannot. Condition: the property will not pass a conventional appraisal because it has no kitchen, so no conventional lender will touch it. Situation: the borrower's tax returns, credit, or entity structure do not fit an underwriting box.

Notice that none of those is the money is cheap. Hard money is expensive money that buys you access or speed. If you do not specifically need access or speed, you are paying a large premium for nothing.

It is a good idea when the cost of the money is smaller than the value of what the money lets you do, and a bad idea in every other case. That sounds obvious and it is routinely ignored, because the cost is quoted as a rate and the benefit is imagined as a profit.

Concretely: if the loan costs you $18,000 all-in over six months and it lets you capture a $60,000 spread you could not otherwise reach, it is a good idea. If it costs $18,000 to chase a $22,000 spread that assumes the rehab runs on schedule and the ARV holds, you have bought yourself a job with downside. Run it through the true-cost calculator before you decide, not after.

From the lender's side this is a different question entirely - it is asking about investing capital in these loans rather than borrowing them. We do not cover the investor side of the trade, and note only that private lending funds are securities-adjacent, frequently illiquid, and not covered by deposit insurance. Talk to someone licensed before you put money in.

Speed to close, measured in days rather than weeks. Willingness to lend against property a conventional lender will reject on condition. Underwriting that weighs the deal more heavily than your tax returns. Rehab funds available as a holdback, which no conventional purchase loan offers. And leverage on a purchase price that would otherwise need all cash.

Every one of those is a genuine benefit. All of them are paid for in the fee stack.

The honest list, roughly in order of how often it actually bites people:

The clock. Terms run 6 to 24 months. Rehabs run late. When the term ends and the property is not sold or refinanced, you pay an extension fee, or you default. Cost compounding on delay. Every extra month adds interest, carrying costs and possibly an extension fee at once. The exit not existing. A BRRRR that assumes a refinance at a certain value fails entirely if the appraisal comes in low. Recourse. Most hard money loans carry a personal guarantee, so the downside is not limited to losing the property. Speed of foreclosure. In non-judicial states a private lender can move far faster than a bank.

In the order the lender actually cares about: the deal (purchase price against as-is value and after-repair value), your cash into the transaction, your exit, your track record, and last and least, your credit.

Practically, most lenders want to see 80%-90% of purchase price from them and the rest from you, a rehab budget that has been scoped rather than guessed, a credit score somewhere north of 620-660 as a screen rather than a pricing input, an entity to take title, and reserves beyond your down payment. First-timers get less leverage and worse pricing, not a refusal.

Bring a deal that works on the lender's numbers, not yours. That means a defensible ARV, a rehab scope with line items rather than a round number, cash to close that you can document, and a specific exit with a date. Everything else - credit, income, experience - moves your pricing but rarely decides the answer on its own.

Comparatively, no - which is the point of the product. Approval turns on the collateral, so a borrower who would be declined instantly by a bank can be approved in days. What is hard is getting good terms: the gap between what an experienced investor with ten flips is quoted and what a first-timer is quoted is large, and it shows up in leverage and points rather than in a yes or no.

Days rather than weeks, and the paperwork is a fraction of a conventional file. The friction is in the valuation and the draw process, not the approval.

See above. The realistic constraint for most first-time borrowers is not approval, it is cash to close - see how much cash you actually need.

A property under contract or owned, an as-is value and an ARV the lender can support, a scoped rehab budget, documented cash to close, an entity in most cases, hazard insurance naming the lender, title, and a stated exit. Income documentation is usually light or absent; that is the trade you are making.