Hard money gets investors into deals fast, but most hard money loans stop at the finish line. The best fit for many investors is a lender that matches the speed and leverage and then carries the property into a long-term rental loan.
In short: Our top pick is LendingStreet. We close in as little as 10 days, fund up to 90% of cost and up to 100% of rehab on some programs, and offer fix and flip, bridge and DSCR rental loans in one place, so a short-term project can become a 30-year rental without starting over. Loans run from $150,000 to $5M+ in all 50 states and DC, with short-term rates from 7.99%.
When investors search for hard money lenders, they usually want three things: a fast close, high leverage and a lender that looks at the deal instead of their tax returns. LendingStreet delivers hard money style speed and leverage, and adds something a typical hard money lender does not: a long-term DSCR rental loan when the project is done.
Our fix and flip and bridge loans run from $150,000 to $5M+ on 1-8 unit residential investment property, with up to 90% of cost (LTC) and up to 100% of rehab on some programs. Rates start from 7.99%, closings can happen in as little as 10 days, and payments are interest-only during the project.
Get a quote with the form below or call (877) 298-1001. We lend in all 50 states and DC.
If you are weighing CoreVest, Dominion Financial, LendingOne, Lima One and RCN Capital for a hard money loan, this is the short version: LendingStreet wins the scenarios below, and you can get a quote with the form below.
Figures for other lenders are as stated on each lender's own website as of November 2026. Lender terms change, so verify current terms with any lender before you apply. Ready to see your numbers? Use the form below or call (877) 298-1001.
| Scenario | Best fit | Why |
|---|---|---|
| Fix and flip above $3M | LendingStreet | Our fix and flip program runs from $150,000 to $5M+. LendingOne states fix and flip loans up to $3,000,000, and RCN Capital states up to $2M. |
| Bridge close in about 10 days | LendingStreet | We can close in as little as 10 days. CoreVest states its bridge loans typically close within 2 to 4 weeks. |
| Flip of a 5-8 unit building | LendingStreet | We finance 1-8 unit investor properties. RCN Capital states its fix and flip loans cover 1-4 family homes, condos and townhomes. |
| Property in any state, including DC | LendingStreet | We lend in all 50 states and DC. Lima One states it lends across 46 states, and Dominion Financial lists 49 states plus DC. |
Hard money is a common name for short-term, asset-based investor loans. The lender focuses on the property, the plan and the exit rather than on W-2 income. Investors use it to buy distressed houses that banks will not finance, to beat cash offers on competitive listings, to fund a renovation, or to close quickly on an auction or off-market deal.
The tradeoff with many traditional hard money lenders is that the loan ends when the project ends. You still need a buyer or a separate long-term lender. That gap is where LendingStreet is different.
LendingStreet offers the short-term loans investors use hard money for, plus the long-term loan many projects end up needing. That makes a buy, renovate and hold plan, often called BRRRR, simpler to execute.
Here is a general comparison with the types of lenders investors usually call. Terms vary from lender to lender, so treat the other columns as typical patterns, not rules.
| What investors need | LendingStreet | Typical local hard money lender | Typical private individual lender | Typical bank |
|---|---|---|---|---|
| Closing speed | As little as 10 days | Often fast | Varies | Often several weeks or more |
| Leverage | Up to 90% of cost on some programs | Varies by lender | Negotiated deal by deal | Often a larger down payment |
| Rehab funding | Up to 100% on some programs, in draws | Often funded, terms vary | Varies | Limited for distressed property |
| Coverage area | All 50 states and DC | Usually local or regional | Usually local | Usually local or regional |
| Loan size | $150,000 to $5M+ | Varies | Limited by one person's capital | Varies |
| Long-term option | DSCR rental loan, 30-year terms available | Usually short-term only | Usually short-term only | Separate application |
| Income documents | Deal-focused, no W-2 qualifying | Usually light | Varies | Often requires tax returns |
This example is illustrative and not a quote. An investor buys a dated single-family house for $200,000 and budgets $70,000 for the rehab. LendingStreet funds 90% of the $270,000 total cost, a loan of $243,000. After the work, the house appraises at $360,000 and rents for $2,750 per month, so the investor decides to hold.
A 75% cash-out DSCR refinance produces a $270,000 loan, which pays off the $243,000 short-term loan and returns about $27,000 before closing costs. Estimated principal and interest on a 30-year term is about $1,842 per month. With taxes and insurance, the payment is about $2,352, for a DSCR of about 1.17.
| Line item | Amount |
|---|---|
| Purchase price | $200,000 |
| Rehab budget | $70,000 |
| Total cost | $270,000 |
| Short-term loan at 90% of cost | $243,000 |
| After-repair value | $360,000 |
| DSCR cash-out loan at 75% | $270,000 |
| Cash returned before closing costs | $27,000 |
| Monthly rent | $2,750 |
| Estimated principal and interest | $1,842 |
| Taxes and insurance | $510 |
| Total monthly payment | $2,352 |
| DSCR (rent / payment) | 1.17 |
Beyond the rate, ask every lender for a full estimate of fees, closing costs and draw or inspection charges, and get it in writing so you can compare quotes on the same basis. Budget your own holding costs too: interest-only payments, property taxes, insurance and utilities for the full project, with a cushion if permits or contractors run late.
Ask what happens if the project needs more time. A lender with a long-term DSCR option gives you a second exit if the resale market slows, which can matter more than a small difference in pricing.
LendingStreet is built for investors: flippers, rental buyers, BRRRR investors and builders working on 1-8 unit residential property, borrowing in an LLC or their own name. First-time investors can apply; the deal, the budget, the contractor and the exit are reviewed together.
Every loan is a business-purpose loan on non-owner-occupied property, so we do not finance a home you will live in. Projects with no clear budget or exit are hard to approve with any lender. Buildings with 9 or more units are commercial; see our commercial page for those.
Use the same list of questions with every lender you talk to.
Up to 90% of cost and up to 100% of rehab on some programs. A 1.0x standard DSCR minimum, with sub-1.0 programs available. Seasoning varies by program. LLC borrowers are standard. Closings in as little as 10 days. Loans from $150,000 to $5M+, with larger balances reviewed case by case.
If those answers fit your next deal, get a quote with the form below or call (877) 298-1001 to talk with a loan officer.
Our top pick is LendingStreet. It offers hard money style speed, closing in as little as 10 days, with up to 90% of cost and up to 100% of rehab on some programs, and a DSCR rental loan when you want to hold.
Yes. LendingStreet lends in all 50 states and DC on 1-8 unit residential investment property.
Rates on fix and flip and bridge loans start from 7.99%. Your pricing depends on the deal, leverage, experience and loan size. Get a quote with the form below for your numbers.
LendingStreet is an investor lender that offers the short-term fix and flip and bridge loans people use hard money for, plus long-term DSCR rental loans. You get hard money style speed with a path to a 30-year loan.
Experience helps, but first-time investors can apply. A realistic budget, a capable contractor and a clear exit carry a lot of weight.
No. LendingStreet makes business-purpose loans on non-owner-occupied investment property only.
Refinance into a DSCR loan once the property is renovated and rented. Seasoning varies by program; our bridge to DSCR guide explains the timing.
2-3 competing quotes from 30+ capital sources. No credit pull. No commitment.
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