Hard Money Lending
What Is a Hard Money Loan?
Short-term, asset-based financing secured by real estate. Learn how this flexible funding helps investors move quickly on opportunities.
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Understanding Hard Money Lending
Hard money loans are private capital secured by real estate. Unlike banks, hard money focuses on property value and exit strategy—not credit scores or income documentation. This makes them ideal for real estate investors in Salt Lake City, Utah County, and throughout Utah who need fast funding.
Through our lending partners, this asset-based approach allows investors to access funding quickly, typically in 7-10 business days for most deals. The property serves as primary security, with the borrower's exit strategy being the other critical factor. Perfect for fix & flip projects, bridge financing, or construction loans.
Hard money is designed for short-term use (typically 1 day to 24 months, with most deals being 6 months). It bridges the gap when speed and flexibility matter more than long-term rates. All loans are business-purpose only and non-owner occupied. We also finance specific situations—from divorce buyouts and partnership buyouts to 1031 exchange replacement property—when the numbers work. Learn more about LTV ratios, ARV calculations, and hard money terminology in our glossary.
Key Characteristics
- Asset-based underwriting prioritizes property value
- Deal strategy and structure handled by Ryan Davies, who coordinates with lending partners
- Short-term duration (1 day - 24 months, most 6 months)
- Interest-only payments common
- Rates typically 10-14% (most deals 12%)
- Faster closing than traditional financing (7-10 business days most deals)
- Exit strategy critical to approval
- Business-purpose only, non-owner occupied
How Our Hard Money Process Works
Getting funded doesn't need to be complicated. Here's how our process typically works with our lending partners.
Submit Your Deal
Call or text Ryan Davies directly at 801-205-1635 with a short loan request or deal summary. Ryan reviews your deal, helps with strategy and structure, and coordinates with our lending partners. We'll quickly let you know if the deal looks like a fit.
Provide Basic Documents
If the deal moves forward, we'll request additional information: purchase contract, property details and scope of work, borrower or entity information, and any existing inspections or reports.
Title & Property Review
Title is ordered through a licensed title company. If required, a valuation or inspection will be scheduled. All third-party costs are paid by the borrower and are non-refundable.
Insurance & Closing
Once title and property review are complete, required property insurance must be in place. Loans close through a title company and funds are disbursed at settlement.
Exit – Sell or Refinance
Within the loan term, the property is sold or refinanced and the loan is paid off in full. A successful deal often makes future approvals faster and easier.
Typical Loan Terms
Terms vary by deal and lending partner. The following ranges represent typical terms for most deals.
Interest Rates
Loan Terms
Origination Fees
1 point = 1% of loan amount
Loan Amounts
Closing Timeframe
Rehab Financing
Most deals require 10-20% of purchase price down or cross-collateral
NO PRIMARY RESIDENCES • NON-OWNER OCCUPIED ONLY • BUSINESS AND COMMERCIAL USE ONLY
All loans are business-purpose only and non-owner occupied. We do not provide financing for primary residences or consumer loans.
When Investors Use Hard Money
Hard money is strategic for situations where speed or deal complexity make traditional financing impractical.
Fix and Flip Projects
Purchase and renovate properties for resale with financing that matches your timeline.
Time-Sensitive Purchases
Move quickly on opportunities when traditional lenders can't keep pace.
Non-Traditional Situations
Access capital when you don't fit bank requirements—self-employed, credit events, or unique income.
Value-Add Opportunities
Fund properties that need work before they qualify for conventional financing.
Hard Money vs. Bank Loans
| Feature | Hard Money | Bank |
|---|---|---|
| Approval Focus | Property value & exit strategy | Credit score & income |
| Funding Speed | 7-10 business days (most deals) | 30-60+ days |
| Loan Term | 1 day - 24 months (most 6 months) | 15-30 years |
| Documentation | Streamlined | Extensive |
| Property Condition | Can fund as-is or fixer-upper | Good condition required |
| Property Type | Investment properties only (non-owner occupied) | Primary residence or investment |
Situations We Finance
When the numbers make sense and the property is non-owner occupied (or you have a clear exit), our lending partners can fund a wide range of scenarios. Click any situation to learn how hard money fits.
Divorce Property Buyout
Hard money financing for divorce property buyouts. When one spouse buys out the other's equity in the marital home or investment property, speed and certainty matter. Learn how asset-based loans can fund buyouts in 7–10 business days. Non-owner occupied or willing to move out.
Learn morePartnership & LLC Buyout
Hard money financing for real estate partnership and LLC buyouts. When one partner buys out the other, you need fast capital and flexible terms. Learn how asset-based loans fund buyouts in 7–10 business days. Utah and nationwide.
Learn moreSenior & Estate Transition
Hard money financing for senior downsizing, estate transition, and inheritance-related real estate. When seniors or heirs need to sell, refinance, or restructure property quickly. Learn how we can help. Non-owner occupied or exit-focused.
Learn moreBusiness Acquisition
Hard money financing when real estate is part of a business acquisition. Fast funding for owner-occupied commercial or investment property tied to buying a business. Learn how asset-based loans can close in 7–10 business days.
Learn moreInheritance & Probate
Hard money financing for inherited and probate real estate. When heirs need to refinance, repair, or sell inherited property quickly. Fast funding in 7–10 business days. Non-owner occupied. Utah and nationwide.
Learn more1031 Exchange
Hard money financing for 1031 exchange replacement property. Meet strict exchange deadlines with fast funding in 7–10 business days. Bridge or acquisition loans for investors completing a like-kind exchange. Utah and nationwide.
Learn moreFrequently Asked Questions
A hard money loan is a short-term, asset-based loan secured by real estate. Unlike traditional bank loans that focus on credit scores and income, hard money lenders primarily evaluate the property's value and the borrower's exit strategy. These loans are typically used by real estate investors for fix and flip projects, bridge financing, or situations requiring quick funding.
Ready to Discuss Your Deal?
Contact Ryan Davies directly for initial review and deal structure guidance.
Prefer to learn first? Check out our free education resources or use our deal calculators.