Hard Money Cash-Out Refinance — Up to 90% CLTV
Need fast access to your property equity without income documentation? Our hard money cash-out program lends based on the property value — not your tax returns, not your W-2. Close in as little as 5–10 business days on most deals.
Hard Money Cash-Out Highlights
- Up to 90% CLTV — maximize your equity access
- No income documentation required
- No tax returns, no W-2s, no pay stubs
- Credit flexible — asset-based approval (580+ on most programs)
- Non-owner-occupied residential and commercial eligible
- Close in 5–10 business days
- Loan amounts from $75,000 to $5M+
- Single-family, 2–4 unit, mixed-use, small commercial
- Texas and 45 states
How Much Can You Access?
| Scenario | Property Value | Existing Balance | Max CLTV 75% | Cash Out |
|---|---|---|---|---|
| Free & clear rental | $350,000 | $0 | $262,500 | ~$250,000 |
| Low-balance rental | $280,000 | $60,000 | $210,000 | ~$140,000 |
| High-equity flip | $420,000 | $120,000 | $315,000 | ~$180,000 |
What Hard Money Cash-Out Is Used For
Buy Another Property
Pull equity from one rental to fund the down payment on your next acquisition — without selling.
Rehab Capital
Fund a renovation on the subject property or another asset in your portfolio.
Bridge to Long-Term Financing
Access equity fast while waiting for a DSCR or conventional refinance to process.
Business Working Capital
Real estate equity is often the cheapest capital available for business needs.
Hard Money Cash-Out Loan Terms
| Feature | Typical Terms |
|---|---|
| Max CLTV | Up to 75–90% (varies by property and credit) |
| Term | 6 months to 3 years (interest-only available) |
| Interest rate | 9% – 13% |
| Points | 1.5–3 at origination |
| Minimum loan | $75,000 |
| Maximum loan | $5M+ |
| Close time | 5–10 business days |
| Income documentation | Not required |
| Credit minimum | 580+ FICO (some programs have no minimum) |
| Property types | SFR, 2–4 unit, mixed-use, small commercial |
Hard Money vs. DSCR Cash-Out: Which Is Right?
| Hard Money Cash-Out | DSCR Cash-Out | |
|---|---|---|
| Close time | 5–10 days | 14–21 days |
| Term | 6 mo – 3 yr | 30-yr fixed |
| Rate | 9% – 13% | 7.5% – 10% |
| Max CLTV | Up to 90% | Up to 75% |
| Credit flexibility | 580+ or no min | 620+ minimum |
| Property condition | Distressed OK | Must be rentable |
| Best for | Speed, credit issues, distressed assets | Long-term hold, lower rate |
Hard Money Cash-Out FAQ
Can I do a hard money cash-out on my primary residence?
No — hard money cash-out is for non-owner-occupied investment properties only (rentals, flips, commercial). Owner-occupied cash-out requires different licensing and is governed by consumer protection laws. We lend on investment properties only.
Is there a seasoning requirement?
Many hard money programs have no seasoning requirement — meaning you can cash out immediately after purchasing. Some programs require 3–6 months of ownership before a cash-out refi. If you bought recently and want to pull equity, tell us the purchase date and we’ll find a program that works.
What happens at the end of the term?
Hard money loans are short-term. At maturity, you either pay off the loan (from a sale, refinance, or other source) or apply for an extension. Most investors plan their exit before taking the loan: refinance to DSCR once the property is rented, or sell after a renovation. Going into a hard money loan without an exit strategy is the most common mistake — talk to us and we’ll help you think through the exit before we fund.
Can I have bad credit and still get approved?
Yes. Hard money’s primary focus is the property’s equity, not your credit score. We have programs for borrowers with recent derogatory events — late payments, short sales, foreclosures, even recent bankruptcy. The worse the credit, the more equity we require. A borrower with 620+ credit can borrow up to 75% CLTV; a borrower with recent foreclosure might be capped at 55–60% CLTV, but can still get funded.
What’s the difference between a hard money loan and a home equity loan?
A home equity loan or HELOC is a second lien on your primary residence, offered by banks, with income qualification requirements. Hard money cash-out is a first or second lien on an investment property, offered by private lenders, based on property value rather than income. Hard money is faster, more flexible, and available on non-owner-occupied properties where banks won’t lend.
Ready to access your equity? Apply for a hard money cash-out today — close in 5–10 business days.