Hard Money Loans Available For Investors and Rehabbers

Hard Money Loans Are Available

Low Fico Score, Credit Issues, No Problem!

We Do Hard Money Loans is a division of RSH Mortgage, America’s premier private Hard Money brokerage service.Run buy a former bank executive, who himself amassed over 20 million dollars of real estate using Hard Money.

We facilitate private, hard money loans to everybody who needs a short term loan. Our focus is securing funding for non-owner occupied property for renovation and investment purposes. We have the investors ready and willing to fund the deal.

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Hard Money Loans (also known as a rehab loan or bridge loan) is the term used for loans funded by private parties who want a safe and high return. We work as a broker who through the years established relationships with these private investors who like to invest. We work directly with real estate investors/rehabbers who use these funds to purchase or fix properties and sell them for a profit in a very short period of time.

Real estate investors use hard money when they are unable to or do not have time to obtain financing from more conventional sources.


Hard Money Frequently Asked Questions

 Below are some of the most frequently asked questions we get about hard money loans at We Do Hard Money Loans .

1. What is a hard money loan?

Hard money (also known as a rehab loan or bridge loan) is the term used for loans funded by private parties who want a safe and high return. We Do Hard Money Loans is a broker who arranges loans for and sells notes to private investors. We work directly with property buying investors who use these funds to purchase properties with the intent to fix and sell them for a profit in a very short period of time.

There are many types of hard money loans. We Do Hard Money Loans specializes in purchase money first trust deeds to investors who purchase homes at a substantial discount. We Do Hard Money Loans will do loans on units. Construction loans will be considered based on the individual deal and existing market conditions. We Do Hard Money Loans does not do owner occupied or commercial loans.

2. Do I have to pre-qualify?

Preferably, yes. It saves you time when you have deal ready to go. Apply online today and also read Question 3 for the process.

3. How do I get pre-qualified for a hard money loan with We Do Hard Money Loans?

It’s really simple. Give us a call and we can get the process started with a simple application. Fill out the required information completely including approximate credit score and funds available. Available funds may include cash on-hand, credit lines, maturing CDs, and stock accounts with borrowing power. Not included would be small balance credit cards, IRAs, retirement accounts, and other people’s money unless they plan on being a co-borrower.

If you have a specific property for which you are interested in obtaining a loan, make sure to answer “yes” to the question “Is the property in escrow?” Doing so takes you through a different process which gives us the information we need to act quickly.

Once you submit a application, you’ll be given instruction via email and on the site for next steps. Upon approval, you will be given a “Letter of Credit.” This letter in most cases will be treated the same as cash.

4. What is We Do Hard Money Loans looking for when considering my application?

We Do Hard Money Loans first and foremost wants to make sure you have a positive outcome on your transaction. We will review your ability to repay, credit-to-debt ratio, cash reserves, the area in which you plan to invest, and also your experience level.

Larger cash reserves can overcome lesser credit and lack of steady income but not vise-versa. Experience is good but not necessary. We Do Hard Money Loans is constantly finding and helping new clients.


First time investors are encouraged to apply! We can advise you and help you get started very easily.

A note on the market: In a declining market, investors must be familiar in the area in which they plan to invest and understand how to successfully approximate future value of the property as well as home repairs. Not knowing, or understanding this, has been some of the biggest and most common mistakes we’ve seen over our many years in the business (not to mention costly).

As an example of understanding your market: How much have prices declined? How much of a decline are you factoring into you holding time and purchase price? How much has sold in the area recently? What percentage is pending, sold, expired, and active? Out of the solds, why did they sell? What price will you get when you sell? If you don’t know the answers to these questions, we highly suggest doing more homework or do some training to better understand how to arrive at these answers.

5. Do you provide a “letter of credit?”

Yes! Upon review of the application, a general letter of credit will be issued to those who qualify. However, this is not a commitment to fund any transaction at any certain amount. Nor is it a “proof of funds” letter.

Amount of the letter of credit will usually range between $200,000 and $1 million dollars. Amount will be based on experience, ability to make monthly payments, and in a large part, on the client’s cash reserves.

People who do not qualify will be contacted and suggestions made on possible solutions to various issues. See also Question 18.

6. What are your terms or what does a hard money loan cost?

We Do Hard Money Loans now has five different loan programs to help investors in a multitude of projects ranging from your standard flips to construction loans.

Costs and fees will vary depending on the program. Entities (Corporations, partnerships, LLCs, etc.) are accepted as are self-directed IRA accounts.

Explore the programs to find which best fits your criteria and investor model and the terms for each.

7. What States do you fund in?

We  provide hard money loans in most states, give us a call and we can discuss it.

8. How long does it take to close the loan?

Our average closing is under 10 business days. However, if we have all the documentation, such as appraisal, escrow instructions, proof of insurance, and a clean preliminary title report, we can close in as little as 3 days. Each transaction is handled on a case by case scenario. If there is a special requirement, we may be able to accommodate you. It is extremely important we have escrow instructions as quickly as possible and all documents signed and returned in a timely fashion. Speed for your transaction is very dependent on your response time.

9. What types of property do you fund?


We Do Hard Money Loans specializes in purchase money first trust deeds to investors who purchase homes at a substantial discount with the intent to repair and resell the property. We Do Hard Money Loans will do hard money loans on units (1-4) non owner occupied. We have investors who will invest in larger unit non owner occupied properties also.

We Do Hard Money Loans does not do owner-occupied or commercial loans at this time. Construction loans will be considered based on the individual deal, investor experience, and existing market conditions.

10. What if I have a bad credit score?

If you have a low FICO score, Our Investors may still fund your loan but may need you to come up with more cash down to lower our loan to value. See also Question 4. as it covers other criteria that may help in your purchase.

11. Will you roll costs into your loan?

Our Investors may roll some of the repair and loan costs into the loan if the LTV remains under 62%. In today’s volatile market, borrowers will have approximately a 20% in the deal by way of down payment and fees associated with the loan. If the loan is a construction loan, the borrower will own the lot free and clear as well as have plans and permits approved and completed.

All loans are subject to change as the market shifts. It is our goal to make both the private lender and borrower successful in every transaction. Our reputation of accomplishing this goal has allowed to continually grow, even in tough markets.

12. Do you fund auction purchases? How does it work?

Yes we do! This should not be confused with trustee sale financing which we do not fund directly, only refinance.

For standard auctions like REDC, Williams and Williams, and Hudson and Marshall, We Do Hard Money Loans CANNOT GUARANTEE FUNDING FOR YOUR PURCHASE. It’s best to submit an online loan application before you go to the auction to make sure your thought process for determining property value is in line with We Do Hard Money Loans and that you have a pre-approval letter in hand.

Every auction company is a little different, and you will need to find out what each individual auction company requires. Requirements and procedures, including deposits, working with Brokers/Realtors, and percentage at closing, can change from auction to auction and even within the same company. Always read the website or auction catalog before attending.

Most auctions will require a deposit in the form of a cashier’s check ($2,500-$5,000) to bid. If you are the winning bidder, you will be required to put up money up to 5% of the purchase price. Again, this will vary per auction and will vary depending on the number of properties you purchase.

You will be responsible for the deposit to bid at auction and the down payment at the auction. Once you have purchased, typically you will have 30 days to close the transaction. We Do Hard Money Loans can perform much faster than required in this scenario as long as we’re informed immediately of the intent to fund.

If you have made a marginal deal where we believe you are in jeopardy of losing money or our investors’ money would be at risk, We Do Hard Money Loans will recommend you find another hard money lender, or in the worst case scenario, even suggest you walk away from your down payment.

It is extremely important to do your due diligence when purchasing at auction as your down payment will almost ALWAYS be at risk if you decide not to make the purchase.

13. Can I live in the house during the course of the loan?

No. We Do Hard Money Loans only funds on non-owner occupied inventory.

14. Are there prepayment penalties?

Yes. Generally if paid before one year, after that no.

15. Can We Do Hard Money Loans value a property for me?

No. The amount of inquires we receive on a daily basis prevents us from processing these requests. Our Staff will be glad to talk to you about how you arrived at your value. However, property value and repair estimates are the sole responsibility of the investor. Knowing how to estimate properly is a critical skill for investors.

Once you have a deal under contract, we will quickly comp out the property for value before turning it over to our appraiser. If at any time we feel your value is incorrect, we will advise you to drop out of the transaction.

If you have trouble in this area, you may consider training with We Do Hard Money Loans at one of our REO Boot Camps where Bruce himself will teach you how to be independently capable of making these calculations.

16. Will auctions and REO agents know what hard money is and accept ?

Most REO agents and auction companies are familiar with letters of credit from hard money lenders. If for some reason you have trouble, have the agent or auction company call our office during regular business hours. Craig has had this particular conversation many times and usually the agent feels much better after they call.

17. What if I have a foreclosure on my record?

Much like credit score issues, your foreclosure record alone will not dictate your application approval. The number one reason people are denied is lack of cash reserves. If this is the case, seek out a partner who may have the cash reserves but not the time or energy to find the deals. When a money partner is involved, We Do Hard Money Loans will require proof of funds and a 20% down payment on the transaction. Continue to educate yourself and network.
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18. I’ve been DENIED! What now?

In certain cases, especially in a down market, We Do Hard Money Loans will have to err on the side of caution for our private money investor. Poor credit score, lack of experience, no past relationship, and/or marginal real estate deals may hinder us from offering a proof of funds letter.

If this is the case, we highly recommend several things:

Cash is king in a down market. While lack of cash is part of the reason an investor needs access to hard money, We Do Hard Money Loans must consider an investor’s liquidity and ability to pay as promised. At the end of the day, we are responsible for our private investors’ money, and we do everything in our power to keep both sides as safe and as profitable as possible. An investor can increase liquidity and cash availability via partnerships, credit lines, or simply saving.

Fix that credit score! No excuses! We all hit bumps in the road, but this will continue to hinder your future investing endeavors if you do not address this problem.

Do your homework. Whether you train with We Do Hard Money Loans or another investment organization, knowledge is power and money. Why make costly mistakes when you can learn from those with experience and who have already made the mistakes? Talk to other successful investors in your area and see how they learned the tools of the trade.

Find a partner. If you find yourself in the position where money will take a while to raise or you lack experience, look for other investors who might be able to use a skill that you can currently provide.

Get involved. Check out your local investment club and stay up-to-date on trends and the current market. Investment clubs are invaluable for networking and are an unbeatable source of information. Check out our Club Resources for a club near you.

19. Do you do broker referrals?


20. Do you fund trustee sales?

We Do Hard Money Loans does fund trustee sale by way of refinance. Leverage is a great way to increase your buying power.

We Do Hard Money Loans does not give investors money to purchase at the court house steps. Instead, once an investor is the winning bidder on a property at trustee sale, the investor should place a complete loan application in on our website immediately. This allows us to open escrow so when the trustee’s deed is obtained by the investor, funding happens in a few business day.

Great article regarding hard money loans was published in the Chicago Tribune, below is the link and story.


By Benny L. Kass, Inman News

May 10, 2013

Q: What is a “hard money” loan?

A: Technically, it is a loan that is given in exchange for money, rather than to assist a consumer in buying a house. The latter would be called a “purchase money” mortgage.

Hard-money lenders do not rely on the creditworthiness of the borrower. Instead, they look to the value of the property. The lender wants to make sure that if the borrower defaults, there will be sufficient equity in the property over and above the amount of the loan. Accordingly, you will not get a hard-money loan of 80 or 90 percent loan to value; typically, they will range from 50 to 70 percent loan to value.

Such loans are considered loans of last resort. If you are unable to get a conventional loan from a bank or mortgage broker, you may be forced to negotiate with a hard-money lender, who often are private individuals lending money from pension plans.

And beware: Those loans are more expensive and often have more onerous terms than the standard mortgage backed by the federal government, Fannie Mae or Freddie Mac.

Who typically gets such a loan? If you have bought a house and haven’t yet sold your existing one, you might get a hard-money bridge loan. They are typically short-term. Other users are homeowners with bad credit but lots of equity in the home who want to avoid foreclosure. Unfortunately, from my experience, all too often the hard-money lender ends up owning the property.

There are many legitimate hard-money lenders. However, as in every profession or industry, there are some bad apples. Some hard-money lenders are loan sharks whose sole objective is to take your house away from you.

If you need a short-term loan and decide to confront a hard-money lender, have your attorney review all of the legal documents the lender will ask you to sign. You want the money, but you don’t want to lose your valuable home.