At Independent Home Finance, Inc., we specialize in helping real estate investors and homeowners across California, Colorado, Texas, and nationwide access hard money loans designed for speed and flexibility.
Unlike traditional loans that rely on income or credit score, a hard money loan is asset-based—approved primarily based on the equity in your property. Whether you're investing in real estate, tackling urgent expenses, or leveraging your home’s value to fuel a new opportunity, we’re here to help you move fast.
Why Choose a Hard Money Loan?
A hard money loan is an excellent option for those who:
- Don’t qualify for traditional financing.
- Need to close quickly on real estate investments.
- Have poor credit or inconsistent income.
- Want to avoid refinancing a first mortgage.
Key Benefits:
- Quick approval and funding in as little as 3–5 days.
- No minimum FICO score required.
- Interest-only payments with balloon structure.
- Terms ranging from 6 months to 5 years.
- Access to capital through a second mortgage without touching your first loan.
Common Use Cases for a Hard Money Loan
- Real estate investment and fix-and-flips
- Business capital for startups or expansions
- Home renovations and rehab projects
- Debt consolidation
- Bridge loans during a property sale
- Cash-out funding for rental property upgrades
Fast Funding
Hard money loans offer a quick and streamlined approval process, often providing funding within days rather than the weeks or months required for traditional loans. This speed is ideal for borrowers who need immediate access to capital for time-sensitive investments or expenses.
Flexible
Unlike conventional loans, hard money loans are asset-based, meaning the primary focus is on the value of the property used as collateral rather than the borrower’s credit score or financial history. This flexibility makes hard money loans accessible to individuals with credit challenges or inconsistent income.
Customizable
Hard money loans provide more adaptable repayment terms and can be tailored to meet a wide range of financing needs. Whether you're an investor looking to fund a short-term property flip or a business owner needing a bridge loan, the terms can be customized to align with your specific project goals and timeline.
Types of Hard Money Loan Solutions
1. Second Mortgage Hard Money Loans
These allow you to tap into equity without touching your first mortgage. Great for property investors, business owners, and homeowners who want to:
- Cover emergency expenses
- Avoid refinancing at a higher rate
- Use funds for rehab or renovations
2. Bad Credit Equity Home Loans
Even if your credit score is low, your property’s equity can unlock funding. This type of hard money loan is perfect if:
- You’ve had past bankruptcies, late mortgage payments, or judgments
- You need access to capital quickly
- You want to rebuild your financial footing without waiting for credit repair
3. DSCR Loans (Investor-Focused)
Debt Service Coverage Ratio (DSCR) loans focus on the property’s income, not your own. These are a great fit for:
- Purchasing or refinancing rental properties
- Building a real estate portfolio
- Avoiding tax return or employment documentation
Features:
- No income verification
- Works for LLCs, corporations, or individuals
- Ideal for long-term rental strategies
4. BRRRR-Focused Hard Money Loans
Real estate investors using the BRRRR Method (Buy, Rehab, Rent, Refinance, Repeat) rely on hard money loans because they support every step:
- Buy: Secure under-market properties fast
- Rehab: Renovate and increase value
- Rent: Create consistent income
- Refinance: Cash out or lower your rate
- Repeat: Use equity to invest again
Commercial Hard Money Loans
Looking to expand your business or develop commercial property? We offer hard money lending for:
- Mixed-use and multi-unit properties
- Business expansions and real estate flips
- Short-term bridge funding while awaiting conventional loan approval
Common Hard Money Questions
Compare: Hard Money Loans vs. Traditional Loans
| Feature | Hard Money Loans | Conventional Loans |
|---|---|---|
| Approval Based On | Property Equity | Credit, Income, DTI |
| Funding Speed | 3–7 Days | 30–60 Days |
| Credit Score Required | No Minimum | 620+ Minimum |
| Common Term | 6 Months to 5 Years | 15–30 Years |
| Payment Type | Interest-Only | Fully Amortized |
| Loan Purpose Flexibility | High | Limited |
What to Expect – Approval Process
We keep it simple:
- Apply online with basic documentation.
- Submit property details (address, equity estimate, current lien info).
- Receive conditional approval within 24–48 hours.
- Close within 3–7 business days, depending on title and appraisal.
What You’ll Need to Apply
- Completed loan application
- Driver’s license and SSN
- Recent mortgage statement (if applicable)
- Insurance declaration page
- Letter of explanation (use of funds & exit strategy)
- Lease agreements (for rental properties)
- Promissory Note (for second mortgage applicants)
What Are the Risks?
While hard money loans are incredibly useful tools, they do come with risks:
- Higher interest rates than conventional loans
- Interest-only payments may require discipline
- A large balloon payment is due at the end of term
- Prepayment penalties may apply (3–6 months guaranteed interest)
We recommend discussing all repayment options and risk mitigation strategies with your loan specialist.
Alternatives to Hard Money Loans
If a hard money loan isn’t quite right, you might also consider:
- Home Equity Lines of Credit (HELOCs)
- Cash-out Refinancing
- Conventional second mortgages
- Private investor partnerships
We’ll walk you through all your options.
Why Choose Independent Home Finance, Inc.?
With over two decades of lending experience, we’ve helped hundreds of investors and homeowners get the funding they need—fast. We know the challenges of traditional lenders and build solutions that work around them. When others say no, we find a way to say yes.
We proudly serve California, Colorado, Texas, and borrowers across the United States.
Let’s Talk
Have equity but need cash now? Whether you’re in Los Angeles, Austin, Denver, or beyond, Independent Home Finance, Inc. is ready to help.
Call Today or Apply Online to get your customized quote and explore the best path forward.
What our clients are saying
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Mr. Kyle was responsive to my requirements and concerns with cooperation and friendliness that I appreciated. It was a pleasure doing business with him and his organization.
Tyrone Ware
Tim is an excellent resource on all things home finance and extremely gracious with his time and assistance with advice on how to improve one's credit profle and scores.
James Lawrence
Very helpful and so easy to talk to, highly recommend. He actually cares!
Paul Carpenter
Tim provided us with amazing service, we are 100% satisfied and highly recommend
Richard Foden
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After speaking with Tim, I learned that while he doesn’t currently service my state, he generously shared a wealth of information and directed me to a company that can meet... read more
dorshalee
Tim worked quickly and did a great job getting our loan approved and through underwriting.
Ralph Trigg
Tim is super helpful and very resourceful. He is very professional and knowledgeable.
Lina Mikhal
Tim is the best! If he can't fund your project, no one can, very, very knowledgeable too!!!
Keith Ayers
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If you think you can’t get a mortgage or a refi with cash out, think again. I was impossible, and it got done with no hiccups. Highly recommend!
Daniel
Extremely knowledgeable and willing to go extra mile. Highly recommend. Tim is a true professional in his field.
Noah Nazzaro
Tim Kyle was extremely well informed and tremendously helpful. He anticipated my needs, provided well thought out feedback, and gave me answers to questions I didn't even know to ask.... read more
Jay Daughtry
Tim Kyle responded promptly and offered a few options for our situation. He was friendly and knowledgeable. Highly recommend Tim.
Allen Evans
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Tim Kyle is extremely knowledgeable and is able to share that knowledge with you in a way that is easy to understand. I never felt like I was asking “dumb... read more
Kathleen Gair Levin
Tim was amazing! He made what seemed impossible, possible! He sure has talent and is very knowledgeable! Will be referring more clients to him in the future!! Thanks again, Tim!
Marianna Gutierrez
I recently worked with Independent Home Finance Inc. to get a second mortgage, and I was extremely impressed. They took the time to understand my needs and walked me through... read more
Nick Castellano
Tim is amazing to work with!! My family and I have been working with him for years and he always gets the best rates and deals. His attention to detail... read more
Bryan Centrone
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Tim Kyle has been my go to home finance specialist for the past 4 years. He is very detail oriented with expertise across multiple related areas. He provides... read more
Joyce Veasley
They did a great job getting our loan. Everything went smoothly. Thanks Again Ian and Tim, you guys are the best. Will Definitely refer anyone we know who needs your... read more
william schulke
To anyone seeking guidance and exceptional customer service with loans and refinancing, my wife and I highly recommend you contact Independent Home Finance, Inc, I've worked with Tim on several... read more
Michael Berry
Tim was amazing in helping me get my loan done. I got denied from four other companies, who all said they couldn’t do it - but Tim figured out a... read more
Gary Patterson
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