Loan programs
What types of loans can you arrange?
Fix and flip loans (purchase plus rehab), bridge loans (short-term gap financing), DSCR rental loans (long-term, based on rental income), cash-out refinance and construction loans, all arranged through our third-party lending partners.
What is a DSCR loan?
A DSCR (debt service coverage ratio) loan is a long-term rental loan underwritten on the property's rental income rather than your personal income. The ratio of the monthly rent to the monthly payment decides whether it qualifies, so there are no W-2s, tax returns or debt-to-income calculation. Our lending partners' DSCR program has no minimum credit score. Full DSCR guide.
How long is a hard money loan?
Short-term loans are written for months, not years: commonly six to twelve months, interest-only, repaid by selling the property or refinancing into a long-term loan. The lender sets the term for each deal.
Requirements and eligibility
What are the minimum requirements?
For our lending partners' short-term programs: a credit score of at least 600, non-owner-occupied investment property held in a business entity, cash for the down payment, closing costs and reserves, and a clear exit strategy. The DSCR rental program has no minimum credit score. Full requirements guide.
Do I need an LLC?
Yes. The loan is made to a business entity, an LLC or corporation, not to you personally. If you do not have one yet, you can form one before closing; in many states that takes a few days.
Can I get a hard money loan with no experience?
Yes, a first-time investor with a well-priced deal and a realistic budget can be considered. Leverage depends on experience documented over the past three years, so a beginner usually brings more cash than a seasoned investor. First flip guide.
Have a deal on the table?
Send the address, the numbers and your exit. Our lending partner's team reviews it and tells you whether it fits and on what terms. The lender makes every credit decision.
Costs and fees
Are there upfront fees?
No. There are no upfront application fees. Origination points and fees are collected at the closing table, and only if the loan closes.
What does a hard money loan cost in total?
Interest, points and fees together commonly come to several percent of the loan on a six to nine month project, plus valuation, title and draw inspection costs. Use the hard money calculator to estimate your deal, and read the rates guide for the arithmetic.
Process and timeline
How fast can a hard money loan close?
Far faster than a bank in most cases, but the lender sets the timeline. It depends on the valuation, the title work, and how quickly you provide documents. A complete file is the biggest thing you control.
How do rehab draws work?
The lender holds the renovation budget and releases it in draws as work is completed. After you finish a phase, you request a draw with photos and invoices, the lender inspects, and the funds are released. You pay for each phase first and are reimbursed, so keep cash for at least one phase. Rehab loan guide.
What happens after I submit a deal?
We review it against the lending partner's programs and respond with next steps. If it fits, the lending partner's team asks for documents and underwrites it. If it does not fit, we tell you why and what would need to change.
Still have a question?
Send us a message, or go ahead and submit your deal. There is no cost and no obligation.
Ready when your next deal is
Tell us about the property and the plan. The lending partner's team reviews it and comes back on whether it fits.
The six questions we hear most
What is a hard money loan?
A short-term, asset-based loan secured by an investment property. The lender evaluates the property and the deal rather than the borrower's income, and the loan is usually interest-only and repaid by selling or refinancing. Full guide.
Does Dominion Hard Money lend its own funds?
No. Dominion Hard Money does not lend its own funds. We arrange financing through third-party lending partners who specialize in private money real estate loans, and they make every credit decision.
What are your lending partners' rates?
Short-term fix and flip, bridge and rehab 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 from 10.99% plus 1.99 points. The lender sets the final terms for each deal.
Can I use a hard money loan for a home I will live in?
No. All loans arranged through Dominion Hard Money are for non-owner-occupied investment property only. If you plan to live in the property, this is not the right loan.
What states do your lending partners cover?
Most states, but not all. See the states page for the state and city guides and the states where loans are not available.
How much can I borrow?
On short-term programs, up to 100% of cost and up to 70% of the property's value, whichever limit is reached first, from a $50,000 minimum. DSCR rental loans run from $75,000 to $2 million at up to 80% loan to value.
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.