Asset-Based Capital. Speed When It Counts.
Hard money and private loans are underwritten on the asset, not the borrower — giving real estate investors fast, flexible capital when conventional timing or income requirements don't fit the deal.
65–75%
Typical LTV
6–24 Months
Loan Term
Asset / Property
Qualification Basis
7–14 Days
Funding Speed
Overview
Capital Underwritten on the Deal, Not the Borrower
Hard money loans — also called private money loans or bridge loans in investment contexts — are short-term, asset-based mortgages where the primary underwriting criterion is the value and quality of the underlying property, not the borrower's income, employment history, or tax returns. Because lenders are evaluating collateral rather than creditworthiness in the traditional sense, approvals move faster, documentation is lighter, and deals that don't fit conventional boxes get funded.
At Lumen Mortgage, we work with borrowers who need capital quickly — whether it's an off-market acquisition closing in 10 days, a fix-and-flip that needs bridge financing between purchase and resale, or a distressed property that conventional appraisers can't value. We structure hard money and private loans for the full range of investment scenarios: residential, small commercial, mixed-use, and land — with direct access to capital and decisions made by people who understand real estate.
Who This Is For
Hard Money Is a Tool, Not a Last Resort.
The best real estate investors use hard money strategically — not because they have no other option, but because speed and flexibility create opportunities that conventional financing can't reach. Whether you're chasing an off-market deal, executing a flip, or stabilizing a distressed asset before a refinance, we'll help you structure the right capital stack for your investment thesis.
Key Features
What Makes This Program Work
Close in 7–14 Days
Asset-based underwriting with no secondary market layers means we can fund in as little as one week — letting you compete with cash buyers on speed-sensitive deals.
Property Is the Qualifier
Approval is driven by loan-to-value ratio and the quality of the collateral — not W-2s, tax returns, or credit score minimums. Complex income profiles are no obstacle.
Fix-and-Flip Ready
Financing can cover both acquisition and renovation budget, with rehab funds released in draws as work progresses — no need to self-fund the remodel out of pocket.
Bridge to Permanent Financing
Close fast with hard money, stabilize the property, then refinance into a DSCR loan, conventional mortgage, or portfolio product once the asset qualifies.
Non-Warrantable & Distressed Properties
We finance properties conventional lenders decline — pre-foreclosures, REOs, major fixer-uppers, partially renovated homes, and properties below conventional livability standards.
Interest-Only Carry
Hard money loans typically carry interest-only monthly payments during the term, keeping your monthly obligation low while you execute the project and prepare your exit.
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The Process
How It Works
Deal Submission
Share the property address, purchase price, estimated ARV (after-repair value), and your renovation scope. We evaluate the deal on the asset within 24 hours.
Term Sheet
We issue a term sheet outlining loan amount, LTV, rate, fees, and draw structure. No obligation — just full clarity on what the deal looks like before you commit.
Appraisal & Title
We order a rapid appraisal — often a desktop or drive-by for straightforward deals. Title work runs concurrently to keep the timeline tight.
Loan Documents & Closing
Once the appraisal and title are clear, we prepare loan documents and close — typically within 7–14 days of submission for clean acquisitions.
Draw Management (If Applicable)
For fix-and-flip loans with a rehab component, draws release against completed work inspections. We keep the draw process simple so your contractor stays on schedule.
Requirements
General Qualifications
Ready to See If You Qualify?
Every borrower's situation is unique. Give us 15 minutes and we'll review your financial picture, identify every program you qualify for, and walk you through your options — at no cost and with no obligation.
Licensed in Oregon & California · NMLS #1498678
Related Programs
Bridge Loans
Short-term bridge financing for buyers who need to purchase before their current home sells — fast approvals and flexible 1–24 month terms.
Investor Loans
Long-term investor financing: rental property, fix-and-flip, multi-unit acquisitions, and LLC vesting options across every stage of your investing career.
DSCR Loans
Once your property is stabilized and rented, refinance using rental income alone — no personal income documentation required.
Spec Construction Loans
Building a new investment property from scratch? Spec construction loans cover land and build on a draw-based, interest-only structure.
FAQ
Common Questions
From the Blog
Further Reading
Bridge LoansBridge Loans: Buy Your Next Home Before Selling Your Current One
In a competitive market, waiting to sell before you buy can cost you the home you want. A bridge loan lets you make a non-contingent offer using your existing equity — here's how it works.
InvestmentDSCR Loans Explained: How Real Estate Investors Qualify Without Tax Returns
If you're a real estate investor with strong rental income but complex taxes, a DSCR loan might be your best financing option. Here's exactly how they work and who they're designed for.
MultifamilyValue-Add & Rehab Loans for Multifamily Apartments: The Complete Financing Guide for Investors
Buying a tired apartment building, forcing appreciation through strategic renovations, and refinancing at a higher value is one of the most proven wealth-building strategies in real estate — but the financing is more complex than a standard rental loan. Here's how value-add multifamily deals actually get funded.
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Our loan officers will review your scenario, walk you through your options, and guide you from application to close — with full transparency at every step.