Boston rehabs are often two-families and triple-deckers more than a century old. They need lead work, new systems and careful permitting, and at Boston prices, the loan behind them needs real size.
In short: LendingStreet is our top pick for hard money in Boston. We finance 1-8 unit investor rehabs from $150,000 to $5M+, lend up to 90% of cost and up to 100% of rehab on some programs, and can close in as little as 10 days. That size range covers a full gut of a Dorchester triple-decker, and when the work is done you can sell or refinance into a long-term DSCR loan with us.
We are an investor lender, so every loan is a business-purpose loan on non-owner-occupied property. Fix and flip and bridge loans are short-term and interest-only, with rates from 7.99%, and renovation money is released in draws after each stage is inspected.
Greater Boston projects tend to be large, multi-unit and slow to permit. Our loan range, our coverage of 1-8 units and our long-term DSCR option fit that profile better than a lender who only writes small, short notes.
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 Boston, MA, 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 general, fair comparison of the lenders Boston investors use. Terms vary widely, so confirm them with each lender.
| What matters on a flip | LendingStreet | Local hard money lender | Private individual lender | Local bank |
|---|---|---|---|---|
| Speed to close | As little as 10 days | Often fast; varies | 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 | Sometimes funded as one lump sum | Often limited for heavy rehab |
| Leverage | Up to 90% of cost (LTC) on some programs | Varies; often lower on newer investors | Negotiated deal by deal | Often lower on distressed property |
| Long-term rental loan after the rehab | Yes: DSCR loans with 30-year terms | Short-term notes are the norm | Usually short-term only | Possible, often with tax returns |
| 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 |
| LLC borrowers | Standard | Common | Varies | Varies |
Inside the city, most multi-family rehab activity is in Dorchester, Roxbury, Mattapan, Hyde Park, Roslindale and East Boston, where two-families and triple-deckers make up much of the housing. Jamaica Plain and South Boston have them too, at higher prices.
Just outside the city, investors buy in Quincy, Malden, Medford, Revere, Everett, Chelsea and Lynn, and farther out in Brockton, Lowell and Worcester, where prices are lower and multi-family stock is plentiful. Each city has its own building department and rental rules.
Typical scopes include new electrical service and wiring, heating conversions, porches and egress, insulation and window replacement, and the lead work that older Massachusetts homes almost always need.
The Massachusetts Lead Law requires deleading or lead hazard control in homes built before 1978 where a child under six lives, and that includes rental units. Many investors budget for compliance during the rehab so the units can be rented or sold without restriction.
Boston permits run through the Inspectional Services Department. Work in a landmark or historic district may also need design review. Boston requires rental units to be registered, and some cities nearby have their own rental inspection rules.
Massachusetts charges a deed excise tax on sales, usually paid by the seller, so include it in your exit costs. The city's residential tax exemption only applies to owner-occupants, so budget investor-owned property taxes without it. Confirm figures with your attorney or title company.
This example is illustrative and not a quote. An investor buys a two-family in Dorchester for $760,000 and plans $160,000 of work: two kitchens and baths, new electrical, a heating upgrade, porch repairs and lead compliance. Total cost is $920,000. At 90% of cost the loan is $828,000, so the investor brings $92,000 plus about $10,000 in closing costs.
Treating the loan as fully drawn on day one, the estimated interest-only payment is about $6,555 a month and about $52,440 over an 8-month project, plus about $10,400 in taxes, insurance and utilities. A sale at $1,120,000, less about 6.5% in selling costs including the deed excise, leaves an estimated profit of about $54,360 on about $164,840 of cash invested.
| Item | Amount |
|---|---|
| Purchase price | $760,000 |
| Rehab budget | $160,000 |
| Total project cost | $920,000 |
| Loan at 90% of cost | $828,000 |
| Investor cash at purchase (before closing costs) | $92,000 |
| Estimated closing costs | $10,000 |
| Estimated interest-only payment, fully drawn | $6,555 a month |
| Interest over 8 months | $52,440 |
| Taxes, insurance and utilities over 8 months | $10,400 |
| Sale price (after-repair value) | $1,120,000 |
| Selling costs at about 6.5% | $72,800 |
| Estimated profit before income taxes | $54,360 |
At Boston values, the combined rent of two or three units often covers a refinance only at moderate leverage, so many investors pay the rehab loan down when they move into a DSCR loan. Our DSCR loans qualify on the combined rent, with no W-2s or tax returns, a 620 minimum credit score and 30-year terms.
Cash-out goes up to 75% LTV, rate-and-term up to 80% on some programs, and seasoning varies by program. The standard minimum is 1.0x DSCR, with sub-1.0 programs available. On 5-8 unit buildings, maximum leverage varies by program. Buildings with 9 or more units fall under our commercial programs instead.
Investors who build up several Greater Boston rentals over time can later combine five or more of them into a blanket portfolio loan with one closing and one payment.
New England winters slow exterior work and can delay inspections, so a project bought in the fall can carry longer than planned. Build both time and money into your contingency, and check these early:
Put the same questions to each lender. LendingStreet's answers are below. When you are ready, send the address, price, scope and after-repair value with the form below, or call (877) 298-1001.
| Ask every lender | LendingStreet |
|---|---|
| How long does closing take? | As little as 10 days |
| 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 |
| 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 |
| Do you offer the long-term loan too? | Yes. DSCR rental loans with 30-year terms, qualified on rent |
Our top pick is LendingStreet. We fund $150,000 to $5M+ on 1-8 units, lend up to 90% LTC and up to 100% of rehab on some programs, close in as little as 10 days and offer a DSCR loan if you hold.
Yes. We lend in Boston and across Greater Boston, including Quincy, Malden, Lynn and Worcester, and in all 50 states and DC.
Yes. Triple-deckers are 3-unit residential properties, which fit our 1-8 unit programs.
Rates start from 7.99%. Your rate depends on experience, leverage, the property and the loan size.
It can. Include the lead inspection and compliance work in your scope so it is funded with the rest of the renovation.
In as little as 10 days, once title, insurance and the file are complete. Massachusetts closings involve an attorney, so bring yours in early.
Yes. Our DSCR loans qualify on the combined rent of all units, with 30-year terms and LLC borrowers standard.
No. We only finance investment property that the borrower does not occupy.
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