HML Investments calculates LTC by % of purchase price + 100% rehab budget. Your down payment will be lower with a blended LTC  versus a total cost LTC calculation method. Your real estate experience and credit score will determine how much leverage you can get. 

Our fix and flip loans allow three kinds of transactions on non-owner occupied properties including single-family residences, 2-4 units, condos, and PUDs:

New Purchase – close quickly in as little as 10-14 days on your purchase with renovation costs financed to compete with cash buyers. 

Delayed Purchase – When you use your own cash or equity and want to replenish your cash position within 6 months of the property purchase. 

Seasoned – Owned the flip for more than 6 months? We can help you get across the finish line and complete the flip. 

On most fix-and-flip loans if you have decent credit you can qualify for our no-appraisal program. We will do an internal property valuation which can drastically speed up the closing process.

When real estate investors considers alternative funding sources to their projects, one such option is to get a funding partner, and while partnering up to fund a real estate property might be a good idea in some cases, there are many things to consider before doing so. The first and most obvious thing to consider is that with a partner you might give up some decision making control. It is also very common that the partner will ask for a payment of 50% of the profit once you sell your property, which is very expensive if you think about it.

When you consider these reasons, it might be more beneficial to get funding from a hard money direct lender and keep 100% of your profits at the end of the project.

So, as we already discussed before, speed is perhaps the most obvious advantage of a hard money loan. While traditional lenders can take up to 45 days to evaluate your application, hard money lenders may approve your loan within days in some cases.

Hard money financing can actually help the buyer negotiate a better purchase price.

People with bad credit, no income history and other situations can still qualify or a direct hard money loan, compared to a traditional loan where specific and strict rules apply.

It’s not rare that banks of other conventional lenders will give you a green light on a loan just to back out in the last second because something new came up, even if it’s a small detail that won’t have any effect on the loan, but they were just not aware of it before and need to go through the process. This might leave the investor in a very tough situation as they will never have enough time to find a new loan and the deal might be lost.

This is exactly where Hard money lenders like HML Investments come in. Direct lenders can asses and approve hard money loans within days and with no surprises. Short term hard money loans are a great choice for real estate investors for good reasons.

That’s a great question, usually, traditional lenders don’t like to deal with self-employed borrowers, mainly because they like borrowers who work for big corporations and have steady pay checks and a minimum of 2 years work experience. The ” issue ” with full time real estate investors is that they don’t have steady pay checks, and they are usually self-employed.

Direct hard money lenders can provide funding for investors with no 2 years work experience and no steady pay check. For many, it’s a great start to get things going and after getting two years of work experience they may refinance the hard money loan into a more conventional loan.