Private money for investment property, without the bank's timeline
Dominion Hard Money brings real estate investors to a third-party private lender. We do not lend our own funds. Our job is to understand your deal, match it to the lending partner's programs and get it in front of their team in a form they can decide on quickly.
Hard money is short-term financing secured by the property itself. The lender looks first at what the property is worth now, what it will be worth after the work, and how you plan to pay the loan back, rather than at your pay stubs and tax returns. That is why it suits a distressed purchase, a renovation, or a closing date a bank cannot meet. It costs more than a bank loan, so it works best when the deal has a clear exit: a sale, or a refinance into a long-term rental loan.
Everything here is for non-owner-occupied investment property held in an LLC or corporation. If you plan to live in the house, this is the wrong kind of loan, and we will tell you so.
Loan programs
Each program solves a different problem. Pick the one that matches your exit, then read the guide before you send a deal.
Fix and flip loans
Purchase plus renovation money, released in draws as the work is done, repaid when you sell.
Bridge loans
Short-term money to close now while the sale or long-term financing is still being arranged.
DSCR rental loans
Long-term rental financing qualified on the property's rent, not your personal income.
Rehab loans
Renovation financing for a property you plan to keep or sell, with the budget held for draws.
Construction loans
Ground-up builds on a lot you own or are buying, funded against the finished value.
Cash-out refinance
Pull equity out of a rental or a finished project to fund the next purchase.
Also see commercial hard money, investment property loans and the overview of every hard money loan type.
The lender decides. We make sure your deal arrives ready.
A complete file moves faster: the address, the purchase price, the rehab budget, the value after repair and how the loan gets paid back. Send what you have and the lending partner's team tells you whether it fits and on what terms.
Our lending partners' terms at a glance
These are the published starting points. The lender prices and sizes every loan on the property, your experience and your exit, so your terms can be different.
Whichever limit is reached first, cost or value, sets the loan amount. Not every state or property type is eligible. Use the hard money calculator to test your numbers first.
How a deal moves from inquiry to closing
- Send your dealThe short form below, or the full deal inquiry. Property, numbers, plan.
- We review itWe check it against the lending partner's programs and come back with what fits, what does not, and what the lender will want to see.
- You send documentsEntity papers, purchase contract, bank statements, scope of work and comparable sales.
- The lender decidesThe lending partner underwrites, orders the valuation and title work, and makes the credit decision. If approved, you close with them.
There are no upfront application fees. Dominion's fee is paid at closing, and only if the loan closes.
Read before you borrow
The investors who close smoothly are the ones who knew the costs and the paperwork before they made an offer. Start here:
- What a hard money loan is and what it costs
- Hard money rates and fees, with the arithmetic
- The documents and deposit lenders ask for
- Financing your first flip
- How a DSCR rental loan qualifies
- How to vet any hard money lender
- What a rental costs to hold, state by state
- State and city guides
Prefer to read offline? Maurice Johnson's landlord books are free to download, and so is the investor's guide to private lending.
Send your deal for review
Tell us about the property and the plan. Your inquiry goes to our lending partner's team, who will contact you about whether it is fundable and on what terms. The lender makes every credit decision.
Got it.
Thank you. Your details are on their way to our lending partner's team, who will contact you shortly.
Questions investors ask before they send a deal
What is a hard money loan?
A short-term loan secured by an investment property. The lender looks mainly at the property and the deal rather than your personal income. It is usually interest-only and is paid back when you sell the property or refinance it into a long-term loan.
Does Dominion Hard Money lend its own money?
No. Dominion Hard Money does not lend its own funds. We arrange financing through third-party lending partners, and the lending partner is the one that approves and funds the loan.
What rate should I expect on a fix and flip or bridge loan?
Our lending partners' short-term programs start at 12.99% interest plus 2.99 points. Borrowers who have paid off two loans with the lending partner in good standing can qualify for pricing from 10.99% plus 1.99 points. The lender sets the final rate for each deal.
What credit score do I need for a hard money loan?
The short-term programs start at a 600 credit score. The DSCR rental loan has no minimum credit score, because it qualifies on the property's rental income instead of your personal income.
Can I use a hard money loan to buy a home I will live in?
No. These loans are for non-owner-occupied investment property only, such as a flip or a rental, and the property must be held in an LLC or corporation rather than your personal name.
Are there any upfront fees?
No. There are no upfront application fees. Fees are paid at closing, and only if the lender approves the loan and you decide to close.
Dominion Hard Money does not lend its own funds; it arranges financing through third-party lending partners. All financing is arranged for business purposes only and secured by non-owner-occupied investment property. Not a commitment to lend. All loans subject to underwriting, property review, and approval by the lender. Terms vary by property, borrower experience, and exit strategy.