Hard Money & Fix-and-Flip Loans in Texas

Some real estate deals don’t fit inside traditional lending timelines or guidelines — especially fix-and-flip projects, heavy rehabs, or unique properties. That’s where hard money loans come in. These are asset-based loans built for speed, flexibility, and funding deals that banks and conventional lenders can’t or won’t finance.

I work with real estate investors, builders, and flippers across Texas to provide fast hard money options for purchases, rehabs, and short-term projects.

What Is a Hard Money Loan?

A hard money loan is a short-term, asset-based loan primarily secured by the property itself rather than the borrower’s income or tax returns. These loans are commonly used for:

Fix-and-flip projects
Short-term bridge financing
Major rehab or value-add deals
Non-owner-occupied investment properties
Time-sensitive closings where speed matters more than rate

Hard money loans are designed for investors who understand the numbers, the rehab scope, and the exit strategy — and need a lender who can move quickly.

When Does a Hard Money Loan Make Sense?

A hard money loan may be the right tool when:

The property won’t pass conventional or FHA appraisal in its current condition
You’re buying a distressed, REO, estate, or auction property
You need to close quickly to win a deal or meet a deadline
Your income or tax returns are complex and don’t fit standard underwriting
You’re executing a fix-and-flip or BRRRR strategy

If the deal is strong and the exit makes sense, hard money can bridge the gap between acquisition and long-term financing or resale.

Typical Hard Money Loan Features

Program details vary by lender and deal, but many hard money loans share these characteristics:

Short terms: commonly 6–18 months
Interest-only payments during the term
Higher leverage based on purchase price and rehab budget
Funding for both purchase and rehab (fix-and-flip loans)
Fast approvals and closings compared to traditional loans

Exact terms depend on property type, experience level, equity, and overall risk of the project.

Who Are Hard Money Loans For?

These programs are built primarily for:

Real estate investors (new or experienced)
Fix-and-flip buyers
BRRRR investors (Buy, Rehab, Rent, Refinance, Repeat)
Builders and small developers
Wholesalers and assignment investors needing transactional support

If you’re analyzing deals based on ARV (After Repair Value) and net profit, hard money is a tool you should have in your toolbox.

Types of Hard Money & Investor Programs

1. Fix-and-Flip Loans

Finances the purchase + rehab of an investment property
Funds released in draws as work is completed
Ideal for cosmetic or full-gut renovations

2. Bridge Loans

Short-term financing to bridge the gap between buying and selling
Useful when equity is tied up in a current property

3. Transactional Funding

Short-duration capital for same-day or short-window A–B / B–C closings
Helps wholesalers and assignment investors execute contracts cleanly

4. Investor Cash-Out & Take-Out Options

Refinance out of hard money into DSCR or long-term rental loans
Use cash-out to fuel the next project

What Do Hard Money Lenders Look At?

Compared to traditional loans, hard money approvals are driven more by the deal and the collateral than by tax returns.

Key factors include:

Property value and condition (current and after-repaired value)
Purchase price vs. market value
Rehab budget and scope of work
Exit strategy: flip, refinance, or hold
Investor experience: new or seasoned
Equity or skin in the game

You don’t need a perfect profile — you need a solid deal and a realistic plan. I can help you package the project in a way that lenders understand.

Pros & Cons of Hard Money Loans

Advantages

Much faster approvals and closings than traditional loans
Property-focused underwriting — more flexible on income docs
Can fund properties that don’t qualify for conventional or FHA
Ideal for short-term, high-ROI projects

Considerations

Higher interest rates and fees compared to traditional mortgages
Short-term — you need a clear exit strategy
Not designed for long-term owner-occupied financing

The goal with hard money is not to stay in the loan forever — it’s to control the asset, execute the plan, and move on to the next deal.

Hard Money + Long-Term Strategy

A common strategy is to:

Use hard money to acquire and rehab the property quickly
Stabilize the property (complete rehab, rent it, or list it)
Exit via sale or refinance into:

A DSCR rental loan
A Conventional investment loan
A portfolio / non-QM investor loan

I can help you plan both the entry (hard money) and the exit (permanent financing) before you ever write the offer.

Is a Hard Money Loan Right for Your Deal?

A hard money loan may be the right fit if:

You have a profitable project with clear numbers
You need to close quickly or the property is distressed
You’re comfortable with short-term, interest-only financing
You have a defined exit strategy (flip or refi)

If you’re not sure, I can review the numbers with you and help you decide whether hard money or another investor loan product makes more sense.

Start Your Hard Money Deal Review

If you have a potential flip, rehab, or investment property under contract (or you’re actively shopping), I can help you structure the financing and run a quick feasibility review based on purchase price, rehab, ARV, and timeline.

Apply Online:
https://wayne-wallace.com/apply

Schedule a Call:
Schedule a 30-Minute Consultation

Bring your deal, your numbers, and your questions — I’ll help you determine the best funding path.