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Residential Hard Money Lenders

What is Residential Hard Money Lending?

The definition of "residential hard money" when referred to in real estate financing, is essentially a non-bankable loan on an investment single family home (or duplex). The name residential hard money is frequently interchanged with "no-doc", private loans, bridge loans, etc... For a residential hard money loan, the underwriting decisions are based on the borrower's hard assets. In this case the residential investment real estate would be used as collateral for the transaction. Residential Hard money closes quickly (in as few as 3 or 4 depending on the circumstances). Fairview Lending is the recognized residential hard money lender (NO-DOC / Private lender) with an A+ rating with the Better Business Bureau.

How is Residential Hard Money different from a bank loan?

The following table summarizes the key differences in loan characteristics between a conventional bank loan and a residential hard money loan from Fairview Commercial Lending.


Fairview Commercial Lending

Basis for loan approval

Income, credit score, tax returns, financials, appraisals, etc…

Residential Real estate assets

Minimum FICO scores

Typically 700+


Required documentation


Minimal on the property

Upfront fees

Appraisals, application fees, etc…


Property Type

Owner occupied and investment properties

On residential loans can only lend on investment single family homes

Time to receive loan money

60 days +

Less than 10 days

A residential hard money loan is a good alternative to traditional bank financing. This alternative financing is beneficial to the borrower in many circumstances. Below are just a few of the reasons when a residential hard money loan might be appropriate.

When is a Residential Hard Money loan appropriate?

  1. Borrowers with impaired credit (Fairview Lending can lend to borrowers with any credit including past bankruptcies)
  2. Tax Liens/Judgements/unpaid items etc..
  3. Borrowers that need funds quickly on their residential investment property
  4. Property repositioning (Nip the flip article)
  5. Time constrained borrowers/ Borrowers need a quick closing
  6. Borrowers in need of a stated loan due to tax returns (or lack thereof)
  7. Foreclosure avoidance
  8. Foreign Nationals
  9. Borrowers do not have the time or energy to jump through the multiple hoops of a conventional lender
  10. Complex loans with multiple pieces of collateral
  11. Fairview is able to handle many unique residential real estate financing needs with no upfront fees on investment single family homes [ for commercial hard money lending please see: Commercial Hard Money

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See the following resources related to Hard Money Residential Lending