HARD MONEY LOANS

Speed-to-Close. Limited Underwriting. What You Need RIGHT When You Need It

Kick A$$ Real Estate Loans for Investors by Investors

NO PRELIMINARY CREDIT CHECK BABY!

OUR HARD MONEY LOANS ARE THE REAL DEAL FOR

INVESTORS, BUILDERS, AND DEVELOPERS!

Our Hard Money Loans are investor-friendly loans that you can use to amp up your investing portfolio quickly and efficiently. Hard Money Loans are designed to be there for you RIGHT when you need them. Quick to close, and flexible in terms and underwriting, these loans get you where you are going faster and with less hassle than other types of loans. Our “Alternative” customized, non-bank Hard Money Loans give investors access to reliable funds that function outside the box of traditional lending. They are for the savvy, entrepreneurial investor who understands the velocity of money and who is stepping on the gas.

Your Hard Money Loan

Financing for purchase and repairs with fast approval, speed-to-close, reliable funds, customized terms, and moderate underwriting requirements.

  • Quicker loans = quicker deals = fewer deals lost
  • Greater leverage = less money out of pocket = more deals annually
  • Reliable funds = confidence at closing
  • No hidden fees = no surprises
Your Hard Money Lending Team

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.

  • Full-service capabilities from initial offer to sale of property
  • Creative structuring
  • Control costs and avoid bad investment property deals
Your Client Experience

As an iFC client, you can count on having a transparent, supportive relationship with our team as your financing and project partner.

  • We will pick up the phone when you call
  • No upfront credit check for initial conversation and quote
  • You have increased confidence at every stage
  • You have experienced investors to lean on

THE BOTTOM LINE: YOU CAN SLEEP AT NIGHT!

Get Hard Money Loans for as low as 7%

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!

We fund up to 90% LTC or 75% LTARV (whichever is less) for experienced investors. Most of our loans are 85% LTC or 70% LTARV.

GET A QUOTE FOR YOUR HARD MONEY LOAN NOW!

GET STARTED FUNDING MY LOAN!

LOW RATES. FLEXIBLE TERMS. FAST. TRANSPARENT. RELIABLE.

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JUST LIKE YOU …

WE’RE HUSTLE AND GRIT, NOT SUIT AND TIE.

- i FUND CITIES

WHAT IS A HARD MONEY LOAN?

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.

WHAT EXACTLY IS “HARD MONEY”?

DEFINITION #1:
ALL NON-BANK LENDERS

DEFINITION #2:

INDIVIDUALS OR SMALL LENDING GROUPS

HOW TO FIND A HARD MONEY LENDER

Here are some suggestions on how to find the best Hard Money Lender for your project.

HOW TO KNOW WHICH TYPE OF HARD MONEY LENDER TO USE AND WHEN

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:

1: THE BANK

The bank is usually the best place to start your search for a loan. Ask yourself the following questions:

DO YOU HAVE:

  • A month or two to wait to close?
  • A long-term project (over a year)?
  • A great financial history?
  • A solid credit score (650+)?
  • At least 25% to put down on your project?
  • A property/project that is straightforward with no major/unique issues?

If you can say “yes” to ALL the above, then the bank is going to give you the best rate, so give it a go. And now, for the rest of us…

2: HARD MONEY/ALTERNATIVE LENDERS

2: HARD MONEY/ALTERNATIVE LENDERS
If you and your project do not fit all the above criteria, then move onto Hard Money/Alternative Lenders and ask the following questions:

Do you have:

  • At least 7 days until closing?
  • A credit score of at least 600?
  • At least 10-20% to put down on your project?
  • The ability to provide bank statements and tax returns?
  • Have you done at least one real estate deal (or have other ample real estate experience)?

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

3: 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.

Ask yourself these questions:

  • Do I need to close sooner than 7 days?
  • Do I need minimal underwriting?
  • Do I have 25% to put down on the project?
  • Is my project short duration (under a year)?

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.

4: ADDITIONAL OPTIONS

If none of the above options looks like the right fit for you and your project, you may want to look at some other funding possibilities.

  • Do you have family members or friends who want to invest in your project?
  • Do you have other investors who want to partner with you who can bring a higher credit score, or more liquidity to the table?
  • Can you find a co-signer or a guarantor for your loan?
  • Do you have other personal liquidity you can access like investment or retirement accounts?
    Do you have other investments with equity that you can cross-collateralize to get funds for your new project?

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.

HOW TO FIND A HARD MONEY LENDER

Here are some suggestions on how to find the best Hard Money Lender for your project.

START LOCAL. ASK AROUND YOUR CIRCLE OF FRIENDS. GET OUT AND TALK WITH INVESTORS AT REAL ESTATE MEETUPS IN YOUR AREA.

NETWORK! ASK OTHER INVESTORS WHO THEY HAVE USED FOR HARD MONEY. ASK FOR AN INTRODUCTION.

Online: In addition to general online searching, here are some additional resources for Hard Money/Alternative Lenders:

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.

BORROWER BEWARE :

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!

HARD MONEY LOANS: FAQS

What property types does iFC offer loans for?
  • Single Family Residential
  • Townhomes
  • Condos
  • Multifamily (5 or more units)
  • SFR Portfolio Rentals (up to 200 Units)
Can you finance properties that will be used for short-term rentals?
We are currently not financing commercial-mixed-use properties).
Are there any exceptions to property types for financing?
We do not fund properties that are designated as “rural.”
Can you finance commercial retail?
Yes – if 50% of the building is residential.
Can I do a 30-year mortgage purchase?
Yes, if it’s rented and the borrower’s credit score is above a 660.
What states does iFC lend in?
We lend in all 50 states except for California, New York, and Nevada.
Can I borrow from iFC if I am from another country?
iFC can provide loans to both U.S. Citizens and Foreign Nationals.
Can I (or a friend or family member) live in my property funded with an iFC loan?
As the borrower, you are not able to live in the property. However, a family member can occupy your iFC funded property.
What are your rates?
Our rates vary by loan type. (See the appropriate loan page on our website for current rates.) Quick tip: do not believe the low-rate marketing gimmicks you see out there in the lending world. The following criteria always determine rates:
  • Loan type
  • Real estate asset
  • Investor experience
  • Investor credit score
  • Investor liquidity
  • Deal Profitability
How do I get my rates down?
  • Execute, execute, execute. The more successful projects you do, the lower your rate will be.
  • Have a good credit history and score or bring in someone to back you who does.
  • Educate us, the lender, on future projects, goals, and growth plans.
  • Build a trusting partnership with your lender with your loyalty.
How many points do you charge?
Points range from 1%-4% based on the following:
  • Real estate asset
  • Investor experience
  • Investor credit score
  • Investor liquidity
What are your other fees?
  • For your first deal, we charge a one-time application fee of $200
  • Legal document: $1850
  • Appraisal: market rate, paid directly by the borrower
  • Draw inspections $250
What is your leverage?
Leverage depends on the loan type, and is based on the real estate asset, as well as investor experience, credit score, and liquidity.
Does iFC have minimum and maximum loan amounts?
Yes, depending on the loan type, our minimum loan amount is $75K and our maximum loan amount is $10M.
Do you do loans for both a property purchase and the repairs?
Yes. For certain types of loans, we can lend up to 80% of the purchase price of the asset and 100% of the construction financing. (Give us a call for the specifics on your desired loan type.)
Is there a prepayment penalty?
Yes … and no. Some of our loan types do have prepayment penalties, but others do not. Give us a call and we are happy to discuss this with you!
What length of loan terms does i Fund Cities offer?
iFC’s loan terms vary depending on the type of investment loan needed. Generally, we offer 6 to 24 month short-term loans, and 30 year fixed, and 5/1, 7/1 and 10/1 fixed/adjustable, 30-year fixed.
What is your seasoning for a cash-out refi?
If the borrower owns the property for over 6 months, we can use the current appraised value. If the property is owned for less than 6 months, we use the purchase price of the property.
Do I need a business entity to get an iFC loan?
Yes, you will need to have an LLC, a Limited Partnership, a General Partnership, a Corporation, or a Trust.
Does iFC have a minimum credit score for funding?
Yes. We require a minimum FICO score of 660, depending on the loan type.
What documents do you need from me for underwriting loans?
Our underwriting process is less extensive than a traditional bank. We also make it as transparent and straightforward as possible. The exact documents we need will depend on the loan type you apply for. We generally ask for the following:
  • Contact info for Buyer (and Guarantors), and your title and insurance companies
  • Loan application + driver’s license
  • Agreement of Sale or Deed
  • Buyer’s real estate experience/history
  • Project/entity information
  • Construction budget
  • 2 months’ bank statements
  • ACH wire transfer info and W-9
  • Property leases (when applicable)
Do you do an appraisal?

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.)

*We also have the ability for seasoned investors (7+ deals completed) to use software on your cell phone that allows your superintendent to take pictures, rather than doing a full inspection.

**We also offer desktop appraisals for fix & flip loans. We need interior photos and a budget for this style appraisal.

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.
- i FUND CITIES

Apply Now

Fill out the quick quote form for our loan officer to review and we will get in touch ASAP!

F GAME-CHANGING SUCCESS IS YOUR GOAL, THEN GIVE US A SHOUT!

THE IFC HARD MONEY LOAN PROCESS

In competitive markets, where speed is everything, we can get you funds to close in as little as 7 days.

Get Started
Step:1 GET A QUOTE FOR YOUR REAL ESTATE INVESTMENT PROJECT

Fill out our deal form and get a quote in under two minutes. Once complete, someone on our team will follow up with a customized lending solution and terms.

Step:2 ACCEPT THE TERMS

We then issue preliminary pricing for your review. If the price is right, and you wish to move forward with iFC, a formal term sheet will be digitally issued for your signature. Sign and we will kick things into high gear!

Step:3 LET’S WORK TOGETHER

Paperwork sucks, but we are here to help you along the way. After we collect the agreement of sale, construction budget (if appropriate), 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).

Step:4 PROVIDE SUPPORTING DOCUMENTATION AND CLOSE

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!)

We work relentlessly to make sure our customers’ lending experience is nothing shy of outstanding. Brought together by Philadelphia, a couple of beers, and a passion to do the impossible, the i Fund Cities team was formed. Supportive of one another, the iFC team members are the type of people you want to be around—they inspire, motivate, and enjoy the company of their clients and partners. Building strong relationships and impactful lending practices are the core values that drive the iFC team.
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JOIN OVER 1000+ INVESTORS THAT CHOOSE i FUND CITIES AS THEIR RELIABLE LENDING PARTNER

215.770.1505

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