Baltimore is a rowhome city. Brick rowhouses from Highlandtown to Hamilton can be bought, gutted and rebuilt on a predictable scope, but the city's taxes, permits and rental licensing reward investors who plan every line of the budget.
In short: LendingStreet is our top pick for hard money in Baltimore. We lend up to 90% of cost and up to 100% of rehab on some programs, close in as little as 10 days and fund 1-8 unit investor projects from $150,000 to $5M+. When the rowhome is finished, you can sell it or refinance into one of our long-term DSCR loans, qualified on the rent instead of your tax returns.
LendingStreet is an investor lender: every loan is a business-purpose loan on non-owner-occupied property. Our fix and flip and bridge loans are short-term and interest-only, with rates from 7.99%. Rehab funds are released in draws after each phase is inspected, which suits the staged work of a full rowhome gut.
Our minimum loan is $150,000, and purchase plus rehab counts toward it. Many Baltimore projects get there because the renovation budget is a large share of the total, even when the purchase price is modest.
Get a quote with the form below or call (877) 298-1001.
If you are weighing CoreVest, Dominion Financial, LendingOne, Lima One and RCN Capital for a hard money loan for investors in Baltimore, MD, 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. |
A fair, general comparison of the lender types Baltimore investors use. Each lender sets its own terms, so confirm them directly.
| Deal need | LendingStreet | Typical hard money shop in Baltimore | Private money from an individual | Bank or credit union |
|---|---|---|---|---|
| Leverage | Up to 90% of cost (LTC) on some programs | Varies; often lower on newer investors | Negotiated deal by deal | Conservative on unfinished homes |
| Speed to close | As little as 10 days | Fast in many cases; confirm | Can be fast; depends on the person | Usually slower; full underwriting |
| Rehab funding | Up to 100% of rehab in draws on some programs | Varies by lender | Varies; often a lump sum or none | Often limited for heavy rehab |
| Loan size | $150,000 to $5M+ | Varies; some cap smaller | Limited by one person's capital | Varies by bank |
| How you qualify | The deal, your experience and credit; DSCR exit on rent | Mostly the deal | Relationship and the deal | Often tax returns and income |
| Long-term rental loan after the rehab | Yes: DSCR loans with 30-year terms | Usually short-term only | Usually short-term only | Possible, often with tax returns |
| LLC borrowers | Standard | Common | Varies | Varies |
In the city, rehab activity runs through Highlandtown, Patterson Park, Pigtown, Hampden, Remington and Charles Village, where renovated rowhomes resell to buyers who work downtown and at the area's hospitals and universities. Hamilton, Lauraville, Belair-Edison and Morrell Park offer lower entry prices and steady rental demand.
Baltimore City and Baltimore County are separate jurisdictions. In the county, investors buy in Dundalk, Essex, Parkville, Rosedale, Catonsville and Towson, and many also work in Glen Burnie and Brooklyn Park in Anne Arundel County. Each has its own taxes, permits and rental rules.
Typical rowhome scopes include roofs, rear walls, new electrical and plumbing, HVAC, kitchens, baths and, in older homes, structural repairs to joists and party walls.
Baltimore City's property tax rate is much higher than in the surrounding counties, which affects both your carrying costs and your buyer's payment. Maryland's state transfer tax and the local transfer and recordation taxes can also be one of the largest closing costs. Who pays which is set by your contract, so confirm the figures with your title company.
Maryland still has ground rents on some older properties, where the land is owned separately and leased to the homeowner. Ask your title company to check for ground rent, open water bills and other municipal liens before you close.
Building permits in the city come from Baltimore's housing and community development department. Homes carrying a vacant building notice have extra steps before they can be occupied, so understand the notice before you buy.
If you keep the finished home, Baltimore City requires a rental license, which includes an inspection. Maryland's lead-risk rules apply to older rental housing, so most investors plan lead-safe work and certification as part of the rehab. Confirm current requirements locally.
This example is illustrative and not a quote. An investor buys a rowhome in Hamilton for $160,000 and budgets $90,000 for a full renovation: roof, electrical, plumbing, HVAC, kitchen, two baths and finishes. Total cost is $250,000. At 90% of cost the loan is $225,000, so the investor brings $25,000 plus an estimated $9,000 in closing costs, a higher figure because of Maryland's transfer and recordation taxes.
If the loan were fully drawn at closing, the estimated interest-only payment would be about $1,781 a month, or $10,688 over 6 months, plus about $4,200 in taxes, insurance and utilities. A sale at $320,000, less about 8% in selling costs, leaves an estimated profit of about $20,512 on roughly $48,888 of cash invested.
| Item | Amount |
|---|---|
| Purchase price | $160,000 |
| Rehab budget | $90,000 |
| Total project cost | $250,000 |
| Loan at 90% of cost | $225,000 |
| Investor cash at purchase (before closing costs) | $25,000 |
| Estimated closing costs | $9,000 |
| Estimated interest-only payment, fully drawn | $1,781 a month |
| Interest over 6 months | $10,688 |
| Taxes, insurance and utilities over 6 months | $4,200 |
| Sale price (after-repair value) | $320,000 |
| Selling costs at about 8% | $25,600 |
| Estimated profit before income taxes | $20,512 |
Because the city's tax rate is high, a Baltimore City rental often supports a refinance at moderate leverage rather than the maximum, while county rentals can carry more. Our DSCR loans qualify on the property's rent, with no W-2s or tax returns, a 620 minimum credit score and 30-year terms.
Cash-out goes up to 75% LTV and rate-and-term up to 80% on some programs. Seasoning varies by program. The standard minimum DSCR is 1.0x, and sub-1.0 programs exist for rents that fall a little short of the full payment.
Ask every lender the same questions so you compare like with like. Our answers are below. When the numbers work, send the deal with the form below or call (877) 298-1001.
| Question | Our answer |
|---|---|
| What is your maximum leverage, as a share of cost (LTC) and of rehab? | Up to 90% LTC and up to 100% of rehab on some programs |
| How long does closing take? | As little as 10 days |
| Do you offer the long-term loan too? | Yes. DSCR rental loans with 30-year terms, qualified on rent |
| If I keep the property, what DSCR minimum applies on the refinance? | 1.0x standard minimum, with sub-1.0 programs available |
| What seasoning do you require before a cash-out refinance? | Varies by program; we explain the options up front |
| Can I borrow in my LLC? | Yes. LLC borrowers are standard |
| Do you limit large balances? | Loans run from $150,000 to $5M+; larger balances get more review |
Our top pick is LendingStreet. You get closings in as little as 10 days, up to 90% LTC and up to 100% of rehab on some programs, and a DSCR rental loan if you hold the rowhome.
Yes. We lend in Baltimore City and Baltimore and Anne Arundel counties, and in all 50 states and DC.
Rates start from 7.99%. Your rate depends on experience, leverage, the property and the loan size.
Often, yes. The notice adds steps before occupancy, so include them in your scope and schedule and discuss the property with us before you commit.
Some older Maryland properties have land leased separately from the house. Your title company can check for it before closing.
Yes. City rentals need a license with an inspection, and older properties also face Maryland lead-risk requirements.
Yes. Our DSCR loans qualify on the rent, with 30-year terms and LLC borrowers standard.
No. We make business-purpose loans only on investment property that the borrower does not occupy.
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