Some people ask us: What do you mean by residential hard money lenders? The term simply means that you can come to certain lenders such as us; we ignore your credit rating and give you a loan on a single family home or duplex. The term "hard money" dips up and under with names such as "no-doc", private loans, personal loans or bridge loans - it's all the same. The bottom line is that the underwriting process is based on the borrower's hard assets. In this case, the lender uses your real estate as collateral for the transaction and you can find yourself with a loan in as short as 3 or 4 days depending on circumstances.
You will find some hard money lenders who lend directly, lend their own funds, and do not charge any advance fee. Residential hard money lenders also provide loans for up to 10 years (or longer depending on circumstances). This gives borrowers the flexibility that they need to maximize their opportunity on a residential property.
How is residential hard money different from a bank loan?
Here's what you can expect from the bank:
To apply for the loan, you'll need to show them proof of income, credit score, tax returns, financials, appraisals and so forth. That's just the least of it. You'll need a typical minimum FICO score that is at least 700. The higher the better. You'll need loads of documentation, and you'll need to provide the money for upfront fees that include appraisals, application fees, and so on. You can only apply for owner occupied and investment properties. And your loan request is capped on loan amount and on the number of properties that you want to invest in. The entire procedure typically takes more than 60 days.
In contrast, residential money lenders look at your residential real estate as basis for loan approval. Your credit rating can be zilch. You need sign only a few documents. The amount varies according to the particular lender. Some ask you for as few as three forms and these assess the value of your property. Some lenders ignore your credit history and score altogether. You'll find residential money lenders who waive the upfront fees. And the entire procedure takes less than ten days. Note, too, that personal money lenders will offer a range of requirements on how much they will lend (loan to value), what types of real estate they will lend on (commercial, residential, multi-family, land) and minimum and maximum loan sizes.
What you should look out for