No Preliminary Credit Check Baby!
Up to 80% LTV and 100% Rehab Financing for Fix and Flip Loans | Up to 80% LTV and Cash-Out Refi up to 75% LTV for Rental/Portfolio Loans | Up to 80% LTV, 90% LTC and 75% LTARV* for New Construction Loans | Up to 85% LTC for Multifamily Bridge Loans
Financing for purchase and repairs with fast approval, speed-to-close, reliable funds, customized terms, and moderate underwriting requirements.
WE ARE INVESTORS, JUST LIKE YOU. We have been buying and building real estate in the greater Philadelphia market since 2008. We built this lending platform for investors after our own personal lending experience.
As an iFC client, you can count on having a transparent, supportive relationship with our team as your financing and project partner.
Get Hard Money Loans for as low as 6.5%
Need excellent leverage? We’ve got your back!
75% LTARV on Fix and Flip Loans, up to 80% LTV on Single Family Rentals (75% on Multifamily), and 90% LTC with 100% Construction Financing for Fix and Flip Loans!
“Not only did my projects get saved, I also increased my cash-on-cash return by leveraging my capital!”
– Investor: Philadelphia
What’s so hard about a Hard Money Loan? Nothing really! In fact, Hard Money Loans are just another lending option to grow your real estate portfolio.
This broad-based group of non-bank real estate investment Hard Money Lenders provides investor-friendly funding with some major advantages over traditional banks.
At i Fund Cities, we break ourselves out from this larger group of Hard Money lenders, and identify ourselves as “Alternative Lenders.”
As an “Alternative Lender,” our lending approach is an innovative non-bank solution that works outside of the traditional and formal suit and tie banking industry.
We are a professionally structured business with the ability to access a wide range of both intuitional (traditional) and contemporary funding options for our own lending purposes.
Using this approach of accessing a large variety of financing options as our foundation, we can offer our investors incredible flexibility and creativity in funding their projects.
What’s more, this large platform of financing options gives us an elevated reliability of funds for our investors, regardless of market conditions. How? We have the option to sell our loans to foster our own liquidity, or to hold onto our loans in-house, depending on the situation and what’s best for an individual investor’s project.
This is a HUGE advantage to our borrowers, and something that is unique among Hard Money Lenders.
Hard Money/Alternative Lenders (like i Fund Cities) can offer some serious advantages over the bank.
The BEST Hard Money/Alternative Lenders (yep, that’s us!) also:
The BEST Hard Money/Alternative Lenders (ok, we say shamelessly, us again!) also offer a wide range of Hard Money Loans including:
As we explained, there is also a more specific, narrower definition of Hard Money Lenders, which refers to either an individual, or more commonly, an entity or group that is comprised of individual investors.
This smaller group of individual/small group Hard Money Lenders are fund structures of investor-pooled capital that are put together specifically for the purpose of lending you money.
Because they are small investor groups, they can usually move FAST, FAST, FAST. These types of Hard Money Lenders can often close in LESS than a week – and sometimes within 24 hours.
Having relationships with these types of super-specific Hard Money Lenders can sometimes be dealmakers or dealbreakers, especially if you have a deal in a hot market that needs to close within a few days.
Here is some additional information about these Individual/Small Group Hard Money Lenders:
There are a lot of amazing options for lending these days, which is a wonderful thing for investors! But, how do you know which type of lender to use? Here’s a quick guide to helping you walk through your options in order of consideration:
The bank is usually the best place to start your search for a loan. Ask yourself the following questions:
If you and your project do not fit all the above criteria, then move onto Hard Money/Alternative Lenders and ask the following questions:
Compared to the bank, a Hard Money/Alternative Lender is going to get you a faster close, with better leverage (more money in your pocket) and a simpler underwriting process. For example, at i Fund Cities, we will ask for background and credit checks, an appraisal, and bank statements and tax returns.
Our rate will be slightly higher than the bank, but we are able to move more quickly, and we have tons of flexibility with our funding options, so we are often going to be able to work with you when the bank cannot.
If you can work within the 1–4-week timeframe, handle the underwriting, and the leverage works for you, this Hard Money/Alternative Lender will likely be your best overall option.
If not, look at the next option: Hard Money/Individual-Small Groups
If you are in a big rush to close, which happens often in competitive markets, you are going to want to consider this type of lender.
If your answer is “yes” to these questions, then this type of Hard Money/Individual-Small Group Lender may be the best option for you.
Most investors will use a variety of lender types during their real estate career. Understanding the differences between all types of lenders will save you time and money when it comes time to secure your funding.
Here are some suggestions on how to find the best Hard Money Lender for your project.
Present Yourself Professionally: Be ready to present a professional-looking document to potential investors that shows your project, your projections, and a summary of your experience.
Be aware that there are a host of “lenders” out there that will give you plenty of hope, but no money. Just as in other industries, there are people out there who may take advantage of your situation. Do not buy into them, just because they seem like they are buying into you.
Do your research! Of course, this should be obvious. But, when investors are in a hurry, or are new and do not understand how the lending industry should work, or are feeling desperate for a loan, some things that may seem obvious one day, may slip by on another.
So, as a reminder, make sure your lender has a trustworthy and reputable presence, both online and on the phone. In general, do not pay a lender upfront for services. Understand if your lender is a lender, or if they are a broker who will find you a lender.
Do yourself a favor and find a lender who understands investing from the ground up. You want someone who listens to you, who understands your project, and who will look at your project numbers and give you the real deal on how your project stacks up. You want a lender that you trust enough that when they tell you “You’re out over your skis on this one,” you will know they have your best interests at heart.
Bottom line: Lending relationships should be trusted long-term relationships. You are not planning to do a one and done, so why look for a lender with that intention? If you are not looking at your Hard Money/Alternative Lender as a trusted member of your real estate team, then you are missing an incredible opportunity to add a knowledgeable professional to your investment team and project!
I Fund Cities offers rates as low as 6.5%.
Word of caution: do not believe the marketing gimmicks you see out there in the lending world. Rates are always determined by the following criteria:
iFC offers Hard Money Loan terms of 6 to 24 months.
We offer Hard Money Loans on the following property types:
Single-family residential homes (including portfolio loans)
We do not fund properties designated as “rural.
Yes. For Hard Money Loans, we require a minimum FICO score of 600 or 640, depending on the loan type.
Our minimum loan amount is $75K, and our maximum loan amount is $5M.
We lend in all 50 states except for California, New York, and Nevada.
iFC can provide Hard Money Loans to both U.S. Citizens and Foreign Nationals.
For Hard Money lending, our underwriting process is less extensive than a traditional bank, and we make it as transparent and straightforward as possible.
Documents needed:
Yes. We do an appraisal using LOCAL appraisers. (Using appraisers from large, national appraisal management companies can impact appraisal quality and slow down the loan process.
Yes. You will need to have an LLC, a Limited Partnership, a General Partnership, a Corporation, or a Trust.
Depends on the loan type.
Can I (or a friend or family member) live in my property funded with Hard Money?
Choosing the right capital partner for your real estate investment loans can be a game-changer (so choose wisely)! As investors ourselves, we know the game. We can help you learn it, fund it, and nail it.
Fill out the quick quote form for our loan officer to review and we will get in touch ASAP!
In competitive markets, where speed is everything, we can get you funds to close in as little as 7 days.
Paperwork sucks, but we are here to help you along the way. After we collect the agreement of sale, construction budget, title, and insurance contact information from you, we order your appraisal from a LOCAL company, (not a national appraisal management company, which can impact appraisal quality and delay your loan).
Provide us with supporting documents in a timely fashion (your real estate experience, driver’s license, entity information, and source of cash), and we will get you to closing in as little as 7 days.
We Are Real Estate Savvy, Entrepreneurial, Investors (Who Give a Damn About Your Success!)
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