Hard Money Loans for Real Estate Investors

Q: Do hard money loans include rehab funding?

Yes. Rehab funding can be included and disbursed in draws as work is completed, with progress verified before funds are released.

Hard money financing designed to keep your real estate deals moving from acquisition to exit. Fund your purchase, refinance, cash-out, payoff, renovation, or full property rehab with one streamlined loan structure built specifically for real estate investors. Our private hard money loans provide fast approvals, flexible leverage, and a draw process that keeps your renovation budget flowing so projects stay on schedule.

Whether you're acquiring a fix-and-flip, refinancing an investment property, pulling cash out of existing equity, or funding a value-add renovation, our hard money lending program is structured to deliver speed, certainty of execution, and capital when investors need it most.

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Higher Leverage

Maximize your deal flow with industry-leading LTVs and flexible structures.

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Competitive Rates

Rates structured around leverage and experience - built for serious investors.

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Faster Closings

Close in as little as 2 weeks with streamlined underwriting and rapid rehab draws.

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95% of Purchase

With hard money purchases, we can go up to 95% of the purchase and fund any rehab. If it's a cash-out refinance or payoff, we fund up to 75% of the as-is value.

100% of Rehab

If your property needs repairs, we can finance those costs as well. We know you need cash quickly, so the draws are seamless with little money down.

Flexible Options

We have 1, 2 & 4-year mortgage options, for hard money deals. Usually, we provide 1-year loans, interest-only, but can make exceptions if your cash needs are longer.

No Prepayment Penalties

Don't know when you'll get liquidity? No worries. We usually have no prepayment penalties, so you can pay off your loan any time in advance.

Bad Credit, 75% Cashout

We generally have a 600 minimum credit score on hard money, but make exceptions.

Experience Friendly

If you have experience in the real estate field by buying and selling properties, we can often further reduce your interest rate and provide higher LTVs.

Hard Money Loans Built for Real Estate Investors

ICG10 Capital provides hard money loans for purchase, refinance, cash-out, and rehab scenarios. Get fast execution, flexible leverage, and a draw process designed to keep your project moving.

When Hard Money Financing Makes Sense

Purchase + Rehab: Buy a property and finance renovations with draws.
Cash-Out Refinance: Access equity from an investment property (as-is).
Rate/Term Refinance: Pay off an existing loan and reposition the deal.
Bridge to Sale or Refi: Short-term capital while you improve value and exit.
Time-Sensitive Closings: Fast approvals when certainty of execution matters.

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How Hard Money Funding Works (Simple + Clear)

Apply with deal details

Share address, purchase/refi request, scope/budget, and timeline.

Get preliminary terms

Terms are structured around as-is value, ARV (if rehab), and leverage.

Close quickly

Finalize underwriting and close with speed and certainty.

Draws released as work is completed

Request draws, verify progress, and keep contractors moving.

Bridge Fix & Flip Rental / DSCR

Need hard money terms fast?

Apply in 1 minute and get a quick review from our team.

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Hard Money Loan FAQs

Quick answers to common questions investors ask about hard money loans, leverage, rehab draws, and timelines.

What is a hard money loan?

A hard money loan is an asset-based real estate loan used to purchase, refinance, or rehab an investment property. Approval is primarily driven by the collateral and the plan to add value, rather than only traditional income documentation.

How much can I borrow with hard money?

Up to 95% of purchase + 100% of rehab. Loan amounts are structured around the purchase price or as-is value and, when applicable, after-repair value (ARV). Depending on the deal, investors may qualify for high leverage on purchase and rehab funding through a draw process.

Do hard money loans include rehab funding?

Yes-if your property needs repairs, rehab funding can be included and disbursed in draws as work is completed. Draws are requested, progress is verified, and funds are released to keep the renovation moving.

How fast can I close a hard money loan?

2-3 weeks to close. Closings can happen quickly when the file is complete. Speed depends on having the purchase contract (or payoff), entity/borrower details, scope of work/budget (if rehab), and title information ready for underwriting.

Do I need great credit or experience to qualify?

600 minimum credit score. Hard money is primarily collateral-driven. Experience can improve leverage and pricing, but newer investors may still qualify depending on deal quality, budget accuracy, contractor support, and overall borrower profile.

What terms are common for hard money loans?

Hard money loans are commonly structured as short-term, interest-only loans with extensions available depending on the project. Term length, leverage, and pricing vary by property type, request (purchase vs refi), and the exit strategy.

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