Hard Money Lender in Los Angeles County
You found a property that needs a rebuild, a gut rehab or a fast purchase, and no bank will wait for your plans. A hard money loan is short term money lent against the property itself, and you repay it when the work or the sale ends. We take your deal to the wholesale lenders that fund this kind of job.
How hard money works before you sign
You are buying a property that a bank will not lend on yet. Hard money is a short loan secured by that property. The lender looks at what it is worth now, or will be worth after your work, more than at your tax return. How much the lender lends against that value is the loan to value, or LTV. The lender sets it, and the price of the loan too.
Hard money fits investors who buy, fix or rebuild, then sell or refinance. It ends one of two ways. You sell, or you refinance into a long term loan such as a DSCR loan, which qualifies on the rent instead of your pay. We are a mortgage brokerage. The lender approves and funds the loan, and our hard money loans page has the basics.
- Investment property only: it cannot be the home you live in
- Months, not years: plan the way out before you close
- The deal comes first: your plan and your cash to close matter more than pay stubs
- Companies can borrow: an LLC can often hold title, and each lender has its own entity rules
"A rebuild in the hills and a small apartment building in the San Gabriel Valley need different lenders, even though both are called hard money. Our job is to match the deal to the lender that likes it."
Deals we see across the county
You want to know if your deal looks like the ones lenders fund. These six come up most, and if you plan to live in the home, our Los Angeles County mortgage broker page is the better start.
Rebuild on a coastal or hillside lot
You own or are buying a lot that needs a new house. Coastal parcels face Coastal Commission review, and slide and fire zone parcels change what lenders will fund. Bring the plans early so a lender can judge how long the loan must run.
Buy the next estate before the last one sells
You found the next property before the current one sold. A bridge loan covers the gap. The lender wants to see your plan to sell the first property, since that sale pays the bridge off.
Flip in the foothills or the flats
You are flipping in the hills or on the flats. In a city like Glendale, hillside homes often price above the conforming limit and flatland homes often do not. That changes which lenders want the loan and how you repay it.
Small apartment buildings in the San Gabriel Valley
You want a small apartment or mixed use building in a city like Alhambra. Lenders study the building and your plan for it. Most owners then refinance into a loan that runs on the rent.
Historic homes with review rules
You are buying in a historic district, as in Pasadena. Architectural review can limit what you change and how fast. Tell the lender about those rules before you set a work schedule.
Waterfront rentals you plan to keep
You buy a canal or beachfront rental in Long Beach and want to hold it. Hard money buys it now. A DSCR loan replaces it later.
When a bank loan is the better answer
You may not need hard money at all. If a bank will lend on the property and you can wait, take the bank loan. It costs less. Hard money earns its higher price only when speed, condition or the type of property keeps the bank away.
Ask three questions first. Can I wait for a bank? Will I live in this home? Does this rental already qualify for a DSCR loan? If the home is yours to live in, a jumbo loan is usually the right path, and we can walk you through it.
Four steps from first call to funded
You start with a short call. Tell us the property, the price, your plan and how you will repay the loan.
Next we pick the lenders. We send your deal only to lenders that fund this kind of job. A quick quote request gets it moving.
Then the lender you choose values the property. It checks title and puts its terms in writing before you sign anything.
Last comes closing through escrow. Timing turns on the title work and how fast you send papers, and no one can promise a date.
Questions from county investors
Can I use hard money to rebuild a lot I own?
Is a bridge loan the same as a hard money loan?
What should I bring to the first call?
What if the work runs past the loan term?
Can I use hard money on the house I live in?
How much does my credit score matter?
The legal part
Advanced Funding Solutions, NMLS #1277693, is a licensed mortgage brokerage in California. All loans are subject to credit, income, asset, property, and underwriting approval. Equal Housing Opportunity.
Send us the deal
Tell us the property and how you plan to get out of the loan. We will say which lenders fit, or whether a bank loan does the job for less.