Capital that moves at your speed.
Fix and flip, ground-up construction, and bridge financing for Texas investors who need a lender that answers in days instead of weeks.
Three products, one phone number.
Fix & Flip
Purchase and rehab capital for value-add projects. Draws released on inspection so the money shows up when the crew does.
- Purchase plus rehab in one facility
- Leverage measured against your after-repair value
- Interest-only while the project is running
- Draws released on inspection, not on a calendar
Ground-Up Construction
Land and vertical construction financing for builders and developers, structured around a real draw schedule and a real timeline.
- Land acquisition plus vertical build
- Leverage measured against total project cost
- Draw schedule built around your build, not ours
- Stronger terms for builders with a track record
Bridge Loans
Short-term capital that buys you time — close on the next property before the last one sells, or season a property for permanent financing.
- Built for deals with a clock on them
- Leverage measured against the property today
- Term sized to your exit, not a fixed box
- Structured so the payoff is obvious to everyone
Every deal gets its own number.
We do not publish a rate sheet, because the honest answer depends on the property, your experience and your exit. What we will do is quote your specific deal quickly — in writing, with leverage and pricing we can actually fund.
What moves your terms
- Your track record on projects like this one
- A rehab or build budget that matches the real scope
- Liquidity for the down payment, closing costs and carry
- How clean and how certain your exit is
- The property itself — value, condition and title
Sponsors who bring all five get our best pricing. Sponsors missing one or two still get funded — we just structure around it, and we will tell you which one is costing you.
A real term sheet, not a teaser rate.
Send us the deal and you get structure, leverage, pricing and fees in writing — the numbers we can close on, not an advertised rate that moves the week of funding. If it does not work, you will hear that too, and why.
Every quote is specific to the deal and subject to valuation, title and underwriting review. Nothing on this page is an offer or a commitment to lend.
From first call to funded.
Send the deal
Address, purchase price, rehab budget, ARV, and your exit. A one-page summary is plenty to start.
Term sheet
We come back with the structure, leverage and pricing we can actually deliver — in writing, and fast enough to keep your contract alive.
Diligence
Appraisal or valuation, title, insurance, entity documents, and your track record. We tell you what is missing, once.
Fund and draw
Close, start work, and pull draws on inspection so the project keeps moving.
Investors, builders, and the deals in between.
We lend to entities on non-owner-occupied property across Texas. First-time investors are welcome when the deal and the plan are sound; experienced sponsors get better leverage.
What we look at
- The property and the realistic after-repair value
- Your rehab budget and who is swinging the hammer
- Your exit — sale, refinance, or rental hold
- Liquidity for the down payment, closing, and carry
- Your track record, if you have one
Send us the numbers.
Give us the address, the budget and your exit. You will get a straight yes, a no, or the one thing that would turn it into a yes.
Hard money deal submission
The more detail you give, the faster we can quote it.
What investors ask first.
How fast can you close?
Faster than a bank, and usually faster than the fund down the street. The honest answer depends on title, the valuation and how complete your file is when it lands. Tell us your deadline on the first call and we will tell you straight whether it is realistic — before you spend money chasing it.
Do you lend on owner-occupied homes?
No. Hard money here is for investment property held in an entity. If you are buying a home to live in, our mortgage and ITIN programs are the right door.
Do I need a track record?
It helps, and it improves your leverage. First-time investors can still get funded when the deal is strong and the budget is real.
What do you need from me to quote a deal?
Address, purchase price, rehab budget, expected after-repair value, your exit strategy, and the entity that will hold title.
Have a deal on the clock?
Send the address and the numbers. You will get a straight yes, a no, or the one thing that would turn it into a yes.