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Investment property

Hard-money and private-money financing

The short answer Hard money and private money are common labels for property-focused lending, often for short-term investor projects. The label does not describe one standard product, and it does not mean a fast closing is assured. The actual cost comes from the full proposal: interest, points, fees, leverage, draw rules, personal liability, and payoff terms.

Last reviewed: October 18, 2026 · General education, not a loan offer or approval. Availability and terms depend on the lender, the property and your file.

It may fit if

  • You are an investor with a short-term project where the property and plan carry most of the story.
  • You can compare full written proposals, not just an advertised interest rate.
  • You have a clear exit, such as a sale or refinance, within the loan term.

Tradeoffs to weigh

  • Costs can be higher than long-term financing once points and fees are added.
  • Terms vary widely from one private lender to another.
  • Personal liability (recourse) and draw conditions may apply.
  • Speed depends on the file; it is not automatic.

What to have ready

  • The property address or type and the purchase price.
  • Your project plan and estimated budget.
  • Your expected timeline and how you plan to pay off the loan.
  • Your past investment experience, if any.
  • Any written proposals you have received, so they can be compared side by side.

Questions people ask

Does hard money mean no underwriting?

No. The lender still evaluates the property and the transaction, and requirements vary by program.

Is the loan with the lowest advertised interest rate always the cheapest?

Not necessarily. Points, fees, how long you hold the loan, and exit costs can change the comparison.

Your next step

Tell me what you're trying to do. I'll check which options fit your situation and walk you through the tradeoffs.

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Related topics

Conventional investment property mortgage DSCR rental loan Short-term rental financing Fix-and-flip financing Bridge financing Portfolio or blanket financing See the loan programs All topics
Marcus Wright
Who you'll work with

You work with me, start to finish.

Marcus Wright · Loan Officer, NMLS #2789841

Originates through Q Mortgage LLC, NMLS #2567464. Licensed in Texas.

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I aim to get back to you within a few working hours, often sooner.

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How it works

  1. 1. Tell me your goalCall, book a time or send a note. No SSN and no credit check to start a conversation.
  2. 2. I compare your optionsI look at your income, property and plans, and explain the costs and tradeoffs of each route in plain language.
  3. 3. Apply when you're readyYou apply through a secure application. The lender's underwriting makes the final decision, and I keep you updated until closing.
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(682) 403-3406Tap to call Pick a timeBook a call on my calendar Weekend timeSat–Sun, 11 a.m.–7 p.m. Central. I confirm it personally. marcus@qmortgage.aiEmail me anytime

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I aim to get back to you within a few working hours, often sooner.

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