Hard Money Loan Programs
for Real Estate Investors

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 investor’s project plan, not on the borrower’s W-2 income. Hard money loans typically close faster than conventional financing (often in 20 days or less) and are used by real estate investors for fix-and-flip projects, ground-up construction, bridge financing, and rental property acquisition.

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.

Yes. Asset Based Lending works with both first-time and experienced real estate investors. The new construction program in particular accepts first-time investors — most construction lenders require prior project experience.

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.

Asset Based Lending lends in 42+ states across the Northeast, Mid-Atlantic, Southeast, and Southwest. The full and current list of approved lending states is maintained on the Where We Lend page.