Stress Free Finance

Who and what are hard money lenders? You’ve probably heard other talking about hard money and may have wondered just what it is and if it’s relevant for you. Read on for a simple guide to hard money loans. The negative aspects will be introduced first with the positive apects being explained towards the end.

Hard money lenders are experienced investors and require a good return on their investment. This often causes hard money loans to become a last resort for people investing in real estate. The interest rates can be quite high, making hard money loans an expensive option for funding your real estate deals.

Hard money lenders are third party lenders, which means that they are not tied to big institutional lenders like banks and credit unions. Therefore they can charge interest rates that are above market value, which can be 5-10 points higher than regular lenders. Additionally hard money lenders charge points against the loan. “Points” are defined as prepaid interest against the loan. The additional points make it an even more expensive alternative when borrowing money.

So, on the plus side, hard money loans are generally worth approximately 65-70% of the after repair value (ARV) of the property in question. This is beneficial because it allows you to obtain the necessary cash to finance renovation costs as well as the purchase price. This means you can potentially get into a deal with little to no money down if the after repair value to cost ratio is high enough.

Hard money lenders will lend based on loan security and not on the applicants character or trustworthiness nor do they lend based on their credit score. Hard money loans may not have the best rates but they are flexible and can be an alternative option for applicants with low credit, or those who don’t want to waste time waiting for approval from banks and credit unions.

Hard money lenders are found in various places. Your local newspaper probably provides a “money to lend” classified category. Check there first. There is also probably a local real estate investing association. Local hard money lenders solicit new business at these meetings. Finally, run an internet search for “hard money lenders” or “hard money loans.” You are sure to find hits.

There are several things to know when considering hard money lenders for your real estate transactions. First are some cons to hard money loans, the largest of which is that hard money will be leant to you at a much higher rate than prevalent from other lenders, typically 5-10% higher. They may also charge ‘points’ on the loan to ensure that they make a good return on it. There are pros to hard money lending as well, typically these types of loan are much easier to obtain and rely less on creditworthiness and more on the security of the loan, so hard money is much more flexible.

- David Williams