Hard Money Loan Programs
for Real Estate Investors

ABL Funding offers four hard money loan programs:

• Fix & Flip — 12–24 month terms, up to 92.5% of purchase price and 100% of rehab budget, loan sizes from $75,000 to $50 million.
• DSCR Rental — 30-year terms, up to 80% LTV, average DSCR of 1.0, loan sizes from $85,000 to $2.5 million.
• New Construction — 12–24 month terms, up to 75% of land cost and 100% of construction budget, loan sizes from $75,000 to $50 million.
• Bridge — 12–24 month terms, up to 65% LTV, loan sizes from $75,000 to $50 million.

Asset Based Lending pre-qualifies most borrowers within 24 hours of initial contact and can close in as few as 20 days from application, depending on the loan program and how quickly required documentation, the appraisal, and title work are completed.

Hard money loans are short-term (typically 12–24 months) and used to finance acquisition, rehab, or construction. DSCR (debt service coverage ratio) loans are long-term (typically 30 years) and qualify the borrower based on the rental income the property generates rather than the borrower’s personal income — they are used to hold rental properties for the long term. Asset Based Lending offers both: hard money for the project phase, and DSCR for the hold phase.

Asset Based Lending finances residential investment properties, including single-family homes, 2–4 unit properties, multi-family buildings, and condominiums. All financed properties must be non-owner-occupied investment real estate.

Hard money lenders typically have lower credit score requirements than conventional mortgages because the loan is collateralized by the property’s value, but specific minimums vary by program. Asset Based Lending evaluates credit alongside the property, the deal, and the investor’s experience.

A hard money loan is a short-term, asset-based loan secured by real estate. Unlike a traditional mortgage, hard money loans are underwritten primarily on the value of the property and the strength of the project plan rather than the borrower’s W2 income, which allows them to close much faster than conventional financing.

Hard money lending rates vary by loan program, leverage, and investor experience. Asset Based Lending offers rates as low as 8.99% with points ranging from 0 to 2%, and because ABL funds loans in-house, pricing stays competitive across all four loan programs.

Points on hard money loans typically range from 0 to 2% of the loan amount, charged at closing. Asset Based Lending issues a transparent written term sheet before closing that outlines all rates, points, and fees, with no hidden fees and no prepayment penalty.

Hard money loan amounts are based on three measures: loan to value (LTV) against the purchase price, loan to cost (LTC) against the total project budget, and after repair value (ARV) of the finished property. Maximum leverage varies by loan program and investor experience.

Hard money loans are underwritten on the property and project rather than personal income, close in as few as 20 days rather than 30 to 45, and fund properties banks won’t touch, like distressed homes and ground up builds. Traditional bank loans offer lower rates but require income documentation, longer timelines, and move in ready properties.

Asset Based Lending offers hard money loans in over 42 states across the country, with more than $4.3 billion funded over 15 plus years. The current list of lending states is maintained on the Where We Lend page.

Hard money lending funds real estate investments based on the property’s current and projected value. An investor submits deal details, the lender underwrites the property and project plan, and funds are released at closing or in draws as work is completed. Asset Based Lending pre-qualifies borrowers within 24 hours and closes in as few as 20 days.

The right program depends on your exit strategy. Investors renovating to resell use Fix & Flip, ground up builders use New Construction, investors holding rentals long term use DSCR, and those who need fast capital or want to unlock equity use Bridge. ABL loan officers help match investors to the right structure before application.

Yes, for most programs. Asset Based Lending works with first-time investors on fix and flip, rental, and bridge loans, while new construction generally requires prior ground up building experience. Experienced investors may qualify for higher leverage and better pricing across all programs.