Our Hard Money Lending Experts

Fidelity Funding’s Hard‑Money Team — Fast, Flexible Loans and Faster Approvals for Real Estate Investors

Hard‑money loans deliver fast, asset‑backed capital so investors can act on time‑sensitive opportunities and complicated deals that banks won’t touch. This guide shows how private lenders underwrite loans around property equity and a clear exit plan, explains the mechanics of common programs (fix‑and‑flip, DSCR, bridge, bailout), and lists what borrowers should prepare for quick approvals and closings. You’ll find realistic timelines, key numeric benchmarks like typical LTV and ARV ranges, and a concise submission checklist that helps a lender evaluate your deal inside short windows. We also cover foreclosure bailouts and compare hard‑money underwriting with conventional bank lending so you can pick the right financing tool. Finally, practical next steps make it simple to submit a complete package for fast review and possible funding.

Who Are Fidelity Funding’s Hard‑Money Lending Experts?

Our hard‑money specialists are private lenders who focus on the asset and the exit plan instead of traditional income documentation, which lets them reach decisions faster. They combine property‑centric underwriting — looking at Loan‑to‑Value (LTV) and After‑Repair Value (ARV) — with streamlined operations to shorten approval cycles and close deals efficiently. The result is a borrower experience built around speed, clear expectations, and investor outcomes for purchases, rehabs, and short holds. Knowing who we are helps you choose the right partner and anticipate the documents and timing that produce competitive terms.

What experience and local market knowledge do our lending experts bring?

Fidelity Funding’s team has focused experience underwriting residential and commercial hard‑money loans across California. We use local market familiarity to evaluate comps, absorption rates, and exit options quickly. Team members assess property‑level risk factors — neighborhood comparables, rehab scope, and ARV projections — to model realistic exit scenarios. Our knowledge of Los Angeles, Orange County, San Diego, Riverside, San Bernardino, Ventura, and Glendale speeds due diligence by reducing surprises in appraisal and title review. That market fluency shortens underwriting cycles and helps investors price offers and rehab budgets with confidence before submitting a loan request.

• We prioritize rapid, property‑focused underwriting so investors can make competitive offers.
• Local market insight enables faster appraisal comparisons and realistic ARV estimates for flips and rentals.
• Familiarity with regional title and permitting norms speeds legal reviews and closing prep.

Those strengths cut turnaround time and lower risk — which leads into how we support investors with hands‑on service.

How does our team support real estate investors with personalized service?

Every file gets a single deal manager or lender contact who guides the loan from initial inquiry through funding, keeping document requests, underwriting questions, and closing steps coordinated. That point‑of‑contact approach reduces friction and produces fast term sheets that clearly state LTV, ARV assumptions, and fees so borrowers can decide quickly. We also model exit options — sale, refinance, or long‑hold — to align payoffs and timelines with investor goals. By pairing responsiveness with tailored loan structures, we support investors from submission to the closing table and disbursement.

• A dedicated deal manager provides consistent communication and faster answers.
• Quick term‑sheet delivery clarifies pricing, LTV, and required collateral.
• Ongoing exit‑strategy guidance helps shorten hold times and limit exposure.

That client‑first workflow leads into the specific loan programs we offer to match different investor needs.

What hard‑money loan programs do our experts offer?

Hard‑money programs are short‑term, asset‑driven products built to fund acquisitions, renovations, bridge needs, and rescue scenarios. Programs differ by purpose — purchase loans for acquisitions, fix‑and‑flip loans underwritten to ARV, DSCR loans underwritten on rental income, and foreclosure bailouts for urgent payoffs — but all emphasize equity and a clear exit over conventional income checks. Knowing how each program works helps investors pick the right product for their deal and timeline and plan for leverage, fees, and projected returns. Below is a quick snapshot of common program limits, terms, and typical costs.

Each program carries specific underwriting criteria and timelines investors use to match financing to strategy.

Loan Type	Typical Limits & Term	Typical Costs
Fix and Flip Loan	Up to ~70–75% of ARV, 6–12 month terms	Interest 10–14% range; 2–4 points origination
Purchase / Bridge Loan	Up to ~65–70% LTV, 3–12 month terms	Interest in mid‑teens for short terms; fees vary
DSCR Rental Loan	Based on rental income coverage, medium‑term	Interest varies by DSCR and property; points applicable

Use this table to quickly compare product boundaries and the main cost drivers so you can choose efficiently.

Common loan types investors encounter include:

1. Fix‑and‑Flip Loans: Short‑term rehab financing tied to ARV and an itemized rehab budget.
2. DSCR Rental Property Loans: Income‑based underwriting focused on debt‑service coverage.
3. Foreclosure Bailout Loans: Fast capital to stop auctions and negotiate payoffs.

These descriptions clarify core differences and lead into practical details on how flips, DSCR loans, and bailouts operate. Fidelity Funding’s product lineup mirrors these categories and is designed to support time‑sensitive deals with clear LTV, ARV, and fee expectations.

We offer targeted hard‑money products for residential and commercial investors: purchase loans, refinance and cash‑out loans, fix‑and‑flip financing, bridge loans, commercial hard‑money loans, foreclosure bailout loans, bankruptcy bailouts, seller carry‑back solutions, land and construction loans, and long‑term hard‑money financing. Each program emphasizes fast approvals and a closing cadence suited to competitive investments and urgent rescues.

Which fast hard‑money programs are available for investors?

Fast programs prioritize speed and streamlined documentation in exchange for clear property equity and exit plans — ideal when you need quick capital. Typical options include purchase/bridge loans for acquisitions, fix‑and‑flip loans that cover purchase plus staged rehab draws tied to ARV, DSCR loans for buy‑and‑hold underwriting, and bailout loans for urgent foreclosure prevention. Each product has different LTV or ARV thresholds and funding timelines, so the right choice depends on deal structure and your exit plan. Knowing these differences helps you match financing to strategy and avoid costly delays.

• Purchase/Bridge: fastest option for acquisitions; intended for short holds and resale.
• Fix‑and‑Flip: ARV‑driven with rehab draws and staged inspections.
• DSCR: underwritten on net operating income and coverage ratios instead of personal tax returns.

Those distinctions set up the numerical examples and underwriting mechanics that follow.

How do our Fix‑and‑Flip, DSCR, and foreclosure bailout loans work?

Fix‑and‑flip loans are ARV‑based: we evaluate projected after‑repair value and fund a percentage of purchase plus renovation costs, disbursing rehab funds as draws tied to inspection milestones. That structure aligns rehab incentives and limits lender exposure while letting investors use ARV to boost returns. DSCR loans are income‑driven: Debt Service Coverage Ratio determines allowable leverage and payment sizing, often reducing reliance on tax returns when rental income covers debt service. Foreclosure bailouts are all about speed — fast term sheets, payoff verification, and expedited funding to stop auctions and create breathing room for a sale or refinance.

1. Fix‑and‑Flip: underwrite to ARV, staged rehab draws, exit via sale or refinance.
2. DSCR Rental: income‑based underwriting for medium‑term holds or refinance to permanent debt.
3. Foreclosure Bailout: rapid equity and payoff review to meet auction deadlines.

Knowing these mechanics prepares investors for the document and timing expectations covered next in the approval process.

How does the hard‑money approval process work with our experts?

The approval workflow is a focused sequence: initial inquiry and deal submission, rapid term‑sheet, property‑level underwriting (appraisal or AVM, title review, inspection), and coordinated closing. This process centers on property equity, exit strategy, and clear documentation so approvals can happen on compressed timelines. Investors who submit a concise packet — purchase contract, photos, rehab plan, title details, and exit strategy — help the underwriting team issue term sheets fast and move to closing. Below is a step‑by‑step checklist with typical timing and required documents to help borrowers plan for time‑sensitive deals.

From submission to funding, the process follows distinct, time‑bound stages designed to accelerate capital delivery without cutting essential due diligence.

Approval Step	Typical Time	Required Documents / Outcome
Inquiry & Deal Submission	0–24 hours	Purchase contract, basic property details, photos → Preliminary review / term sheet
Underwriting & Valuation	1–3 days	Appraisal / AVM, title report, rehab scope → Final terms & conditions
Closing & Funding	3–7 days	Signed loan docs, clear title, escrow instructions → Funding / disbursement

Use this timeline to prioritize documents and keep your deal moving.

A short, numbered process clarifies action items for urgent cases:

1. Submit deal details and photos for an initial 24‑hour evaluation.
2. Receive a term sheet and provide appraisal/title items for underwriting.
3. Finalize loan documents and coordinate closing to fund in 5–7 days.

Those steps show how a complete, focused submission supports the fastest approvals and closings. For urgent bailouts, Fidelity Funding accepts prioritized packets and will work to meet auction timelines when equity and documentation make a rapid payoff feasible. Submit your deal, call the team, or complete the loan inquiry form to start the 24‑hour review.

What are the basic hard‑money loan requirements for investors?

Requirements emphasize property equity, a credible exit plan, and acceptable collateral more than strict credit or income tests — making hard‑money accessible to investors with solid deals. Typical underwriting elements include an equity buffer or LTV cap (often measured against ARV for flips), eligible property types (residential 1–4 units, small commercial, land with a plan), and a clear exit — sale, refinance, or cash‑out. Documentation usually centers on the purchase contract, property photos, rehab scope and budget (if applicable), title details, and financials or P&L when using DSCR or P&L pathways. These inputs let the lender model risk quickly and offer competitive terms.

• Minimum equity or LTV thresholds vary by product but prioritize a margin to cover market movement and rehab costs.
• Acceptable properties include common investor assets; condition is evaluated against exit feasibility.
• Required documents focus on title, purchase terms, rehab schedules, and income evidence for rental underwriting.

These essentials smooth underwriting and prepare investors for the timelines discussed next.

How quickly can investors expect loan approvals and closings?

With a complete submission, investors can expect a term sheet within roughly 24 hours and coordinated closings commonly within 5–7 days when appraisal, title, and borrower documents proceed without delay. Things that slow the process include title issues, unpermitted work, vague exit strategies, or missing rehab budgets. Complete files, reliable comparables, and local market knowledge speed approvals. For imminent foreclosures or auctions, prioritized underwriting and escrow coordination can sometimes compress timelines further if equity and documentation allow. Using the checklist below improves your chance of meeting the fastest benchmarks.

1. Approval: 0–24 hours for a term sheet on clear, complete deals.
2. Underwriting & docs: 1–3 days depending on valuation and title.
3. Closing & funding: typically 5–7 days from initial approval when all items are ready.

Being prepared and having a clear exit strategy are the two most powerful levers investors control to hit those timelines.

Why choose our hard‑money lending experts for your real estate financing?

Picking an experienced hard‑money lender gives you an edge: speed, flexible underwriting, and investor‑focused communication that aligns financing with each deal’s economics. Expert lenders structure loans around leverage, ARV, and exit paths so investors can maximize returns without over‑relying on credit or tax paperwork. Trust signals matter: Fidelity Funding holds industry credentials (NMLS: 340265 and California BRE License: 00785027) and serves California investors, reinforcing regulatory compliance and local market alignment. Those attributes combine to deliver fast approvals and dependable support for time‑sensitive transactions.

• Speed: term sheets within 24 hours and closings typically in 5–7 days help you win competitive offers.
• Flexibility: underwriting weights property equity and exit strategy more than strict credit rules.
• Clarity: transparent terms, clear LTV/ARV assumptions, and up‑front fees reduce surprises at closing.

Those advantages explain why investors use private capital for opportunistic and rescue financing. The next section outlines direct investor benefits.

What benefits do investors gain from our fast, flexible financing?

Fast, flexible financing produces measurable wins: stronger offers, earlier rehab starts, and fewer losses in foreclosure situations. Higher usable leverage on the right program helps investors improve cash‑on‑cash returns and scale transactions within a limited capital base. Rapid funding reduces missed opportunities in hot markets and shortens holding times, cutting carrying costs and boosting net profitability. In short: faster flips, steadier rental cash flow, or recovered equity through bailouts.

1. Win more deals: speed and clear terms help your offer stand out.
2. Faster project starts: quick rehab capital lowers carry and speeds exits.
3. Rescue and preserve equity: bailout loans can stop auctions and enable managed exits.

These outcomes show how financing choice directly affects returns and risk management.

How do our experts handle common investor concerns about credit and property eligibility?

We address credit and eligibility concerns by using asset‑based underwriting — prioritizing property value, repair scope, and exit clarity — so investors with thin credit can still secure capital when the deal economics work. For rental investors, DSCR options qualify based on net operating income and coverage ratios instead of traditional tax returns. P&L‑based approvals are available when formal tax history is limited, letting operators demonstrate cash flow. Property condition and title remain gating items; we evaluate whether an asset can be repaired and sold or stabilized to meet the modeled exit.

• Less emphasis on FICO: property equity and a solid exit plan carry more weight.
• DSCR and P&L alternatives: flexible qualification routes for rental and operating investors.
• Title and condition checks: ensure the asset supports reliable collateral value.

That practical underwriting approach informs the FAQs below.

What are the most common questions about our hard‑money experts and loan programs?

Investors often ask how hard‑money differs from banks, what interest and LTV ranges to expect, and how bailouts actually work. Short answers clarify when private lending is the right tool: hard‑money is asset‑based and faster but usually carries higher interest and points than conventional loans; the trade‑off is speed, flexibility, and fewer documentation hurdles. Rates and LTVs vary by product and risk, and bailout loans prioritize speed and equity to stop foreclosures. The table below summarizes common topics with concise answers for quick reference.

The following quick‑reference FAQ table addresses core investor concerns in plain terms.

Question Topic	Common Answer Element	Short Definitive Answer
Difference from banks	Underwriting focus	Hard money underwrites the property and exit; banks underwrite borrower income and credit.
Typical rate & LTV	Ranges depend on product	Rates align with hard‑money ranges; LTV is product‑specific and tied to equity/ARV.
Foreclosure bailout mechanics	Speed & equity	Bailouts require fast equity and payoff verification to stop auctions and enable negotiation.

This table gives quick, featured‑snippet style answers for immediate clarity.

How do hard‑money loans differ from traditional bank loans?

Hard‑money and bank loans differ in underwriting focus, speed, and documentation. Private lenders prioritize property equity and exit strategy and can approve loans in days; banks focus on borrower credit and income and generally take much longer. The result: faster access to capital for investors but higher interest and fees that reflect liquidity and risk. Hard money fits short‑term investing, rehabs, and rescue situations; banks are better for long‑term, stabilized financing where lower rates and borrower documentation are available. Knowing these differences helps you pick the most efficient funding path for each deal.

• Hard money: asset‑based, fast, flexible, higher cost.
• Bank loans: income/credit‑based, slower, lower cost over long terms.
• Use case guidance: hard money for quick flips and bailouts; banks for stabilized, long‑term financing.

Use that comparison to match financing method to your transaction timing and financial goals.

What is the typical interest rate and loan‑to‑value ratio offered?

Rates and LTVs for hard money depend on product, property type, and borrower history. Industry norms place hard‑money rates above conventional mortgages and often cap LTV lower relative to ARV for rehab projects. For fix‑and‑flip loans, lenders commonly underwrite to a percentage of ARV (for example, up to the mid‑60s to 70s percent of ARV depending on rehab scope), while purchase and bridge loans use LTV against the purchase price. Fees and origination points also affect the effective cost, so compare total capital cost with expected returns to ensure the deal meets profit targets.

• Rates and LTV vary by product and risk profile.
• ARV‑based underwriting produces different leverage than stabilized LTV on long‑term properties.
• Origination points and fees materially affect total borrowing cost — compare against ROI.

Having numeric expectations helps you model deals accurately and choose the right program for target returns.

How can our experts help prevent foreclosure with bailout loans?

Foreclosure bailouts deliver fast capital to stop auctions and buy time for negotiation or sale. The process depends on quick verification of equity, exact payoff figures, and rapid funds transfer. We review outstanding mortgage balances, junior liens, and available equity, then issue a prioritized term sheet that supports a direct payoff, short‑term bridge, or restructuring. Time is the critical factor — immediate document prep and clear communication with escrow and title are needed to meet auction deadlines. Our rescue workflow preserves borrower equity and creates a path to sale or refinance.

1. Quickly verify payoffs and equity to determine feasibility.
2. Issue a prioritized term sheet and coordinate title/escrow to meet deadlines.
3. Fund to stop the auction, then execute the exit — sale, refinance, or restructure.

Speed and accurate equity modeling are the deciding factors in successful bailouts.

How can investors get started with our hard‑money lending experts today?

Start by assembling a concise deal package that highlights property details, the rehab scope (if any), purchase terms, and the proposed exit. Having the right documents ready shortens the initial review and increases the chance of a 24‑hour term sheet and a 5–7 day closing. Prepare the purchase contract, clear property photos, an itemized rehab budget and timeline, title details, and any rental income or P&L statements if pursuing DSCR or P&L pathways. The checklist below summarizes what to include for the fastest possible review and funding.

To begin a fast review, gather essential documents and use a single submission point for clarity and speed.

• Purchase contract or offer terms with seller details and requested closing timeline.
• Clear property photos, scope of work, and an itemized rehab budget if applicable.
• Title information, current mortgage payoff statements, and rental income or P&L documentation.

A complete package lets our team evaluate equity, model exits, and deliver a term sheet within the 24‑hour target for eligible deals.

What is the best way to submit a loan inquiry or application?

Submit a concise packet with the purchase contract, property photos, a preliminary rehab scope and costs, title or preliminary title data, and a clear exit strategy. Present key details — property address, ARV estimate, requested loan amount, and timeline — so underwriters can triage the deal and issue term sheets quickly. For DSCR or P&L routes, include recent rental income summaries or P&L statements so income‑based underwriting proceeds without delay. Expect an initial assessment within 24 hours for complete files, followed by a targeted underwriting window and proposed closing schedule.

• Include purchase terms, photos, and rehab budget to speed review.
• State the desired loan product (flip, purchase, DSCR, bailout) and your exit plan.
• Provide rental or P&L documentation for income‑based underwriting when applicable.

A focused packet reduces back‑and‑forth and supports the fastest approval timeline.

How does our team ensure fast funding for time‑sensitive deals?

We deliver fast funding through prioritized deal triage, a dedicated deal manager, and strong relationships with local title and appraisal vendors that cut scheduling delays. Pre‑approved vendor networks, digital document exchange, and streamlined term‑sheet workflows let underwriters verify value and title quickly and move to closing without unnecessary hold‑ups. Borrower readiness — complete documentation, clear rehab schedules, and an articulated exit plan — pairs with our operational accelerators to meet the typical 24‑hour approval and 5–7 day closing benchmarks. Coordinated communication among escrow, title, and the borrower turns an approved term sheet into funded capital on time.

• Dedicated deal manager coordinates title and appraisal priorities.
• Pre‑approved vendor networks speed valuation and closing tasks.
• Digital document workflows reduce processing time and allow parallel tasks.

These operational practices, combined with investor preparedness, create reliable routes to fast funding for time‑sensitive transactions.

Frequently Asked Questions

What types of properties are eligible for hard‑money loans?

Hard‑money loans commonly cover a range of property types: residential 1–4 unit homes, small commercial buildings, and land with a development plan. The decisive factor is available equity and a realistic exit strategy. Lenders evaluate condition and marketability to confirm the asset will serve as dependable collateral. Be ready to provide current condition details and planned renovations to speed underwriting.

How do hard‑money lenders determine the loan amount?

Loan size is primarily based on property value — typically ARV for fix‑and‑flip projects or an LTV ratio for other products. Lenders may offer up to roughly 70–75% of ARV for flips and around 65–70% LTV on purchase/bridge loans, depending on rehab scope and risk. The requested exit strategy and overall deal risk also influence the final loan amount to ensure the financing supports a profitable result.

What are the typical fees associated with hard‑money loans?

Hard‑money financing carries fees that affect total borrowing cost. Common items include origination points (usually 2–4% of loan amount) and interest rates often in the 10–14% range depending on product and risk. Appraisal fees, title insurance, and closing costs may also apply. Review the full fee schedule to compare total capital costs against projected returns.

Can investors refinance a hard‑money loan into a traditional mortgage?

Yes — once the property is stabilized and value is increased through renovations or market appreciation, investors can often refinance into conventional financing. That typically requires updated appraisals and financial documentation to qualify for a lower‑rate loan. Refinancing is a common strategy to reduce interest costs and monthly payments after the initial hard‑money period.

What should investors include in their loan application package?

Include a clear package: the purchase contract, property photos, a detailed scope of work and rehab budget, title information, and a concise exit plan. If you’re pursuing DSCR or P&L pathways, add recent rental income summaries or profit‑and‑loss statements. A well‑prepared submission speeds the review and increases the chance of a quick approval.

How can investors ensure a smooth closing process?

To close smoothly, stay responsive and provide requested documents promptly. Prepare title reports, appraisal results, and signed loan documents ahead of time when possible. Working with a dedicated deal manager helps coordinate title, escrow, and appraisal tasks. Organization and clear communication are the best ways to meet timelines and secure funding efficiently.

Conclusion

Hard‑money financing gives investors fast access to capital so they can seize time‑sensitive opportunities and handle complex deals. By focusing on property equity and a clear exit, our team streamlines approvals and keeps expectations transparent. Prepare a concise submission and you can unlock rapid funding and improve investment returns. Ready to move quickly? Submit your deal for a fast review and potential funding.