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!

Don't waste time. Speak to our lending experts.
(215) 770-1505Our 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.
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.
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.
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.
Here are some suggestions on how to find the best Hard Money Lender for your project.
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:
DO YOU HAVE:
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
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:
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.
Ask yourself these questions:
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.
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.
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.
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!
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
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.
Get StartedFill 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.
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!
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).
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 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.
Learn More
Sign up to receive updates when we drop new tools, content, or have some funny memes to send you.