|Lender Type: Individual Investor||Office Location: Richardson, TX|
|Loan Amounts: $100k - $500k||Loan to Value (LTV): up to 70%|
|Interest Rates: 12%||Fees: 2-4 points|
|Loan Position: 1st only||Loan Term: 1 year|
|Construction Loans: Yes||Property: Residential and Commercial|
Heather and her husband Bob are experienced private hard money lenders based in the Dallas metro area. They offer private money bridge loans for investment property in Central Texas - Dallas, Ft. Worth, Austin and San Antonio. They can fund purchases, refinances with cash out, rehab fix and flip projects, and construction. They offer rehab loans only to experienced real estate investors/developers. If you are looking to flip a home, you must have a business plan and some experience with real estate investing. The majority of their loans have been for rehab fix & flip projects, but they can fund other types of bridge loans, and they can fund fast.
Since 1990 Heather and Bob have brokered, bought, rehabbed, built, sold, leased, managed and loaned on well over a thousand homes and apartments in the Dallas area. They are a small Mom & Pop shop that delivers personal hands-on knowledge and experience to the real estate investor looking to borrow money to buy and sell distressed property.Here are some of their lending guidelines:
|Purchase / Acquisition||Refinance||Equity Cash Out||Bridge Loans|
|Rehab Loans||Fix & Flip||Development||Construction|
|Dallas / Ft. Worth||San Antonio||Austin||Central Texas|
|Single Family Homes||Condominums||Residential 2-4 units||Mixed Use|
|Hotel/Motel||Commercial Land||Residential Land||Medical|
|Contact Heather G. or search for other Texas bridge lenders|
Frequently Asked Questions (by Heather & Bob)
How does the program work?
We loan money in most areas to people who buy houses, fix them up, and sell them or refinance them to rent out. We work very hard to fund quickly so that you can demand large discounts from your sellers. We normally lend on single-family and small multi-family properties. We do not lend on mobile homes. Our program is designed for people who can buy right, fix a property up quickly, and then get it re-sold or refinanced. There are three easy steps to our loan process: submit an application to get pre-approved, find a property and get it under contract and send us the information, prepare a cost estimate for repairs and then we process and close the loan.
What are the costs?
Closing costs are minimal - two (2) to four (4) points plus other costs associated with any other loan closing such as attorneys fees, title company fees, taxes and insurance for the year, etc. We have no other fees!
How do you decide how much to loan?
We can loan up to seventy (70) percent of the after repaired value. If you are buying right, you could get in for no money down, however, you cannot get cash out of a hard money rehab loan.
Do I need to put any money down, or, need any money in the bank?
Yes and Yes. In some instances no money down loans are available. As long as the loan to value, including purchase price, rehab and closing cost does not exceed sixty (60) percent you can acquire the property for no money out of your pocket. You must however have reserves to fund the intial repairs as well as make the interst payments. You cannot get cash out of a hard money rehab loan.
Do you allow interest to be deferred to the end of the loan?
No. You pay interest only payments monthly on the amount of the loan outstanding during the loan term.
Will you loan money in my corporate, LLC or trust name?
Yes. Any and all of these entities require additional paperwork to be supplied. These additional items are listed on the Loan Application. If your reasoning for wanting to close in the LLC is to keep it off your credit report, please note that we do require a personal guarantee and it will be on your personal credit report.
Do you pull my credit for each loan?
We ask that you provide a current scored report.
What kind of credit rating do I need to get approved for a loan?
While we do need a credit report we do not have a score card. We want to know how you pay your debts. Since this loan is assett based, credit scores are not used.
How long does it take to get approved for a loan?
Within one or two days after you have submitted your loan application and documentation, we can usually make a decision or give you a general idea if we can help you. In many cases, once an application is completed, you can be approved in minutes.
How long does it take to close the loan once I have been approved?
There are many factors which prevent us from making any guarantees as to if or when a loan will close. If you have already been pre approved in advance, it normally takes around 5 -7 business days once you find a property and submit the property information to us for a rehab loan. Sometimes it takes a little more or less. Many times it all depends on how long it takes to have a title search completed, get the appraisal and schedule a closing. There are other factors as well that can delay a closing. Always allow yourself plenty of time when writing your contract. In general it takes between 1 to 2 weeks, depending on how quickly you get your documentation to us.
Should I have a property under contract before I fill out the loan application?
Heather and Bob can pre-approve you for our loan program prior to your finding the right investment property. Our process is two-fold: first we approve the applicant, then we approve the investment property you are interested in financing. We recommend that you go ahead and get pre approved so once you find a property to purchase then we can close faster.
What is the term of the loan?
We write 12 month interest only loans. The purpose of a hard money rehab loan is to either turn the property quickly or have it rehabbed and refinanced with a conventional lender.
Can I get purchase and rehab money too?
Through our rehab loan program we will fund the purchase and all your repairs up to seventy (70) percent of the after repaired value (ARV). We do require you to complete a detailed, itemized repair list of the repair work. A draw schedule identifies the number and amount of each draw. After a certain percentage of the repairs have been completed and verified, the monies are forwarded to you. You will not get cash out at the closing.
How many investment properties can I finance at one time?
We will start with one property until we have established a business relationship with you. As you become more experienced and have successfully completed a few loans with us, we can look at funding multiple properties as they are identified.
Do I need to get an appraisal?
Yes. We will order an appraisal from a qualified appraiser who is familiar with evaluating investment properties. The appraiser will determine an "after repaired value" (ARV) based on the list of repairs that you and or your contractor will be completing.
How does the draw procedure work?
You may have as many as five (5) draws. Each draw request will require an inspection to ensure that the work is completed in a thorough and professional manner. After completing a certain percentage of the required work, you will fill out a "Draw Request Form" and forward this to us. We will schedule an inspector to visit your property and authorize release of your funds. The inspector is one approved by us. There will be a $100 inspection fee charged for each draw, which is deducted from the total draw amount. If you request a draw and the work requested for reimbursement is not complete, you will be charged for the initial inspection and for the re-inspection, if you request one. Upon completion of the complete project you (and the contractor if there is one) will sign a completion certificate verifying all work is complete and code violations if any have been satisfied. Your payments must be current in order to draw funds. Draws will not be released on or after the first payment is due and not received.
What type of insurance do I need on the property?
Before closing you will need to have a 6-month prepaid fire and extended coverage policy ,with vacancy, vandalism, malicious mischief, and theft coverage.
Do I need to be an experienced rehabber to qualify?
Although many of our borrowers are experienced in real estate investing and rehabbing, investors with limited experience can still qualify on a case by case basis.
Do you make loans on rental property?
Yes, we do loans on rental property. It is usually when the property needs to be rehabbed prior to being rentable. When the renovation is completed, you will need to have the property refinanced.
Why would I use a hard money lender?
The property to be purchased might be presently vacant and in need of repairs. It may be older property in a failing neighborhood which has the potential for revitalization. It may be a foreclosure and can be purchased on a short sale. Or you may just need a quick closing to secure a property before you find an investor/rehabber to which you want to wholesale the property to. Or you may want to purchase a run down piece of property, rehab the property, and refinance it for rental income. In all these cases, you would need a hard money loan because conventional financing is just not an option or it would take too long to secure. "Hard Money" is just a cost of doing business and an effective method of doing business as a real estate investor.
|Contact Heather G. or search for other Texas bridge lenders|
Owner-occupied homes will not be considered!
This private lender will not lend on a borrower's primary residence, due to strict government regulations. Private money loans are for investment / business purposes only.
Ft. Worth, Texas