Pittsburgh flips are old brick houses on steep streets, and the transfer tax inside city limits is higher than in most of Pennsylvania. Speed wins the deal, but the budget has to account for both.
In short: Our top pick for hard money in Pittsburgh is LendingStreet. We close in as little as 10 days, finance up to 90% of purchase plus rehab with up to 100% of the rehab on some programs, and offer rates from 7.99% on loans from $150,000 to $5M+. When a renovated home makes more sense as a rental, we can refinance it into a DSCR loan qualified on its rent.
Pittsburgh is full of solid brick houses that need everything inside, sold by estates and long-time owners who want a clean, quick closing. LendingStreet is built for that buyer. We close in as little as 10 days, finance up to 90% of purchase plus rehab (LTC) with up to 100% of the rehab on some programs, and lend from $150,000 to $5M+ on 1-8 unit non-owner-occupied property. Rates start from 7.99%, and payments are interest-only.
We are an investor lender with fix and flip, bridge and DSCR rental loans in one place, so a renovated rowhouse or duplex can move into a 30-year rental loan with us when you decide to hold. LLC borrowers are standard.
Pittsburgh investors lean on short-term money to close on estate sales before a cash buyer does, to finance whole-house renovations that local banks tend to avoid, and to retire a maturing loan from another lender when permits or contractors slowed a job. The rehab budget is released in draws after inspected work.
Start with the form below or call (877) 298-1001.
Well-known hard money lenders include CoreVest, Dominion Financial, LendingOne, Lima One and RCN Capital. Compared scenario by scenario for investors in Pittsburgh, PA, LendingStreet comes out as the stronger choice, and one application covers it.
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 comparison of lender types, not of any specific company. Confirm terms with each lender.
| What investors need | LendingStreet | Typical local hard money lender | Private individual lender | Local bank or credit union |
|---|---|---|---|---|
| Time to close | As little as 10 days | Often fast; varies by lender | Can be fast; depends on the person | Often several weeks |
| Leverage on total cost | Up to 90% LTC | Varies; often lower | Negotiated deal by deal | Usually a larger down payment |
| Rehab money | Up to 100% of rehab on some programs, paid in inspected draws | Varies | Varies | Often limited on distressed homes |
| Covering transfer tax and rehab on older homes | Up to 90% of purchase plus rehab | Varies | Varies | Often cautious on heavy rehab |
| Rates | From 7.99% | Varies; fees and terms vary | Varies | Varies; may need full income documents |
| Long-term rental loan | DSCR refinance with the same lender | Usually short-term only | Rarely | Sometimes; often needs tax returns |
| Loan size | $150,000 to $5M+ | Varies | Limited by one person's capital | Varies by bank |
In the city, the South Hills neighborhoods of Brookline, Carrick, Beechview and Overbrook offer affordable brick homes, while Lawrenceville, Bloomfield, Polish Hill and Troy Hill have rowhouses that sell well renovated. On the North Side, Brighton Heights and Spring Hill, and in the West End, Sheraden and Elliott, round out the entry-level market.
Allegheny County's boroughs and townships, such as Dormont, Bellevue, Millvale, Wilkinsburg, Penn Hills and McKees Rocks, each set their own permits and fees. Many municipalities require a resale or occupancy inspection before a home can transfer, so ask about it before you sign.
Pittsburgh's hills bring retaining walls, steep driveways, drainage problems and, in some areas, landslide risk. Older homes often have stone foundations with water issues, knob-and-tube wiring, old boilers, clay sewer lines and lead paint. Masonry and roof work are common line items on brick homes.
The City of Pittsburgh requires rental registration for many rentals, and permits come from the city or the municipality where the home sits. Confirm rules locally before you lease or start work.
This example is illustrative and not a quote. An investor buys a 1930s brick home in Brookline for $178,000 and budgets $66,000 for electrical, a furnace, a kitchen, a bath and basement waterproofing. Total cost is $244,000, and at 90% LTC the loan is $219,600. The investor brings $24,400, about $3,900 in closing costs and about $4,450 as the buyer's half of the 5% city transfer tax.
The estimated interest-only payment is about $2,013 a month on the full balance. Over 6 months, interest is about $12,078, and taxes, insurance and utilities add about $2,460. The all-in cost is about $266,888.
The home sells for $318,000. Selling costs of about $25,440 include about $7,950 as the seller's half of the transfer tax. The estimated profit is about $25,672 before income taxes. Transfer tax on both ends costs this flip about $12,400, which is why Pittsburgh investors budget it as carefully as the rehab.
| Item | Estimate |
|---|---|
| Purchase price | $178,000 |
| Rehab budget | $66,000 |
| Loan at 90% LTC | $219,600 |
| Cash at purchase, including transfer tax | $32,750 |
| Interest-only payment | $2,013 a month |
| All-in cost | $266,888 |
| Sale price | $318,000 |
| Selling costs, including transfer tax | $25,440 |
| Estimated profit | $25,672 |
Pennsylvania charges a realty transfer tax with a state share and a local share. Inside the City of Pittsburgh the combined rate is 5% of price (1% state, 3% city and 1% school district), and buyer and seller customarily split it. Rates in other Allegheny County municipalities are lower but vary, so check the address.
Pennsylvania foreclosures are judicial and end in sheriff's sales, which are generally cash purchases. School districts in the county sometimes appeal assessments after a sale, so budget property taxes on your purchase price. Confirm figures with your title company.
Pittsburgh rents are supported by the universities and the healthcare systems, and many investors keep renovated homes. Our DSCR loans qualify on rent, with no W-2s or tax returns, a 620 minimum credit score, a 1.0x standard minimum DSCR and 30-year terms. Cash-out goes up to 75% LTV, and seasoning varies by program; see our bridge-to-DSCR guide.
Holding also means you pay transfer tax only once instead of twice, which can tip a close call toward a rental.
Ask the same questions of every lender:
Send the address, price, rehab scope and target resale or rent through the form below, or call (877) 298-1001. We will size the loan, the draws and the exit with you.
Our top pick is LendingStreet: closings in as little as 10 days, up to 90% LTC with up to 100% of rehab on some programs, and a DSCR rental refinance with the same lender.
Yes. We lend in Pittsburgh, across Allegheny County and Pennsylvania, and in all 50 states and DC on 1-8 unit investment property.
Inside city limits the combined rate is 5% of price, customarily split between buyer and seller. Other municipalities vary.
Rates start from 7.99%. Your rate depends on leverage, the property and your experience.
Many Allegheny County municipalities require one before a home transfers. Ask the borough or township early.
Yes. We finance 1-8 unit properties, and a DSCR refinance can use the combined rent.
Yes. A DSCR loan qualified on rent can pay off the short-term loan. Seasoning varies by program.
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