Straight answers about hard money.
What we get asked most, in plain English. Missing something? Give us a call.
Frequently asked.
How fast can you actually close?＋
3–7 business days on complete files. Trustee-sale and auction files can fund within 24 hours of a clean prelim.
Do you pull credit?＋
Not to quote. We underwrite the asset first. Credit is reviewed at final approval — a low score doesn't necessarily kill the deal.
What LTVs do you lend to?＋
Up to 70% of AS-IS on acquisition, up to 75% ARV on rehab, up to 75% on bridge, and up to 70% LTV on new construction.
Do you fund non-owner-occupied only?＋
Yes. All loans are business-purpose, non-owner-occupied investment property loans.
What states do you lend in?＋
Arizona and Utah. We're a direct lender in both markets.
Do you charge origination fees and prepay penalties?＋
Origination typically 1.5–2.5 points depending on the program. No prepay penalty — pay us off whenever your exit is ready.
Do I need a full appraisal?＋
Depends on the deal. Auction and quick-close files often use an in-house valuation. Larger construction files get a full appraisal.
Can I get pre-approved before I have a property?＋
Yes — get a borrower approval on file so you can move fast when the right deal shows up.
Have a deal on the clock?
Call us directly. Approved auction files can fund in 24 hours.