100% Hard Money Financing

  • No Money Down Loans are Possible!
  • The Step-by-Step Approach to Flipping for Killer Profits
  • Advanced Finding Strategies for Finding Deeply Discounted Properties
  • How to Accurately Value Properties so You Rarely Lose Money
  • The Private Money Lender with the 100% Financing You Need

What Is 100% Hard Money Financing and What Does 100% Financing Mean?

hard money loan is a short-term financing option that bases terms on real estate rather than a borrower’s credit score. Unlike a traditional mortgage, a hard money lender will use the property as collateral, making this loan a more accessible and popular option for house flippers.

When examining hard money loan financing options, you should be aware of three types of costs:

  • Purchase cost: A purchase cost includes the amount of money it takes to buy the property before performing any work and additional closing costs.
  • Repair costs: Your repair costs include any expenses associated with fixing your purchased property and any additional renovations you perform, such as contract work, cosmetic repairs, and maintenance repairs.
  • Loans and closing costs: These are the costs you incur in order to close a loan and purchase a house, such as title insurance fees and loan closing costs.

In some cases, a flipper may be eligible for a 100% hard money financed loan. For most real estate hard money lenders, 100% financing means they will lend a borrower up to 100% of the purchase price. For example, the lender will provide 90% financing for repair costs while the borrower brings the loan and closing costs to the transaction. However, we do things differently at DoHardMoney, offering genuine 100% financing for all eligible borrowers.

What Does 100% Financing Mean?

We’ve covered what hard money is, but what exactly is a 100% hard money financed loan?

This can be a little trickier because every hard money lender has their own definition.

There are three different categories of costs for a fix and flipper completing a deal:

    • Purchase Price
    • Repair Costs
    • Loan/Closing Costs

    For most hard money lenders, 100% financing means they lend up to 100% of just the purchase price of the property. They’ll lend perhaps 90% of the repair costs, and then the borrower also brings the loan/closing costs to the table as well.

    Why Use DoHardMoney for Your 100% Hard Money Financing

    We are the industry-leading hard money lenders for new investors and experienced pros. We even accept many borrowers who have been rejected by other funding options. If you have a little experience with real estate but not a lot of success, we provide the tools to help you get there. We have the lending, training, and software to guide you in becoming a successful house flipper.

    Another thing that sets us apart is that with most hard money lenders, you’ll be required to bring 20% or more of total project costs to the closing table, often totaling $30k – $50k—even with lenders that advertise 100% financing.

    Our 100% financing, on the other hand, means we’ll cover repair and loan/closing costs in addition to the home purchase price for approved investors. 

    We’re the only hard money lender that offers true 100% financing. In other words, for great deals, we don’t require our borrowers to bring any cash-to-close. While other lenders won’t take on that much risk, our proven system, risk evaluation, and resources have allowed our borrowers to thrive even without putting any money down. This financing option is even possible for new investors. If you show us a great deal worth investing in, we can help you finance it. This simple philosophy is what makes us different than the competitors.

    Along with better funding open to a broader range of investors, we offer additional benefits that other lenders don’t, like providing loan advisors and project managers to help you make the best decisions when flipping homes. 

    Start With Less Cash

    With the right work ethic, anyone can be a great real estate investor — even if they don’t have any money to start the process. At DoHardMoney, we want to give all house flippers an equal opportunity to get started. 

    When you choose us as your fix and flip hard money lender, we’ll help you through the entire flipping process and discuss your funding options. Instead of worrying about your application, funding, and property values, you can focus on the real work of turning your property into something extraordinary. Whether you’re starting with $5,000 to your name or $30,000, we’re here to help you fund all of your house flipping projects.

    Less Risk for You

    While funding from DoHardMoney is not risk-free, our funding options mean more of the risk shifts to us, resulting in lower financial threats for you. Since you’re less likely to lose big on bad deals, you can focus more on getting to work and flipping properties while we take the burden of risk. Once you work with us, you’ll learn why we are one of the top hard money lenders for first-time investors. 

    More Deals at Once

    If each deal costs you $30k or more to complete, that’s going to limit the number of deals that you can do at once.

    While we recommend not taking on too much at once (especially if you’re new), we also don’t want you to wait 6 months for your deal to finish to start on the next one. With 100% financing, you can afford to start on that next deal whenever you’re ready.

    How Do You Qualify for 100% Hard Money Financing?

    The main number that you need to keep in mind is 75%.

    We are willing to lend up to 75% of a property’s after repair value (ARV)—so if you can fit all your costs under that 75% number, then you’ve got a great shot at 100%  financing.

    Here’s how that looks:

    Let’s say that you find a property that you believe will sell for $300k once you’ve fixed it up and sold it.

    $300,000 x 75% = $225,000

    Our main qualifying factor for 100% financing is that you get a great deal on a house. DoHardMoney is a private hard money lender that lends to anyone who meets the criteria. With us, experience is not a factor in who gets 100% money financing.

    Our financing means we’ll lend you up to $225,000 for a house with an ARV of $300,000. If you can purchase the house, repair it, and cover closing and loan costs with that amount, you’re likely to qualify for our 100% financing option. 

    Let’s break that down a little further. You believe it’s going to cost you $50k to fix it up, and another $20k in closing and loan costs.

    That means your target purchase price for that property is $155,000. If you can secure that price, you’ll likely qualify!

    (If you’re wondering how it’s possible to get a property for so much cheaper than its ARV, you’ll want to read our Find Sellers page.)

    Here’s a real-life example of a deal that one of our members found. These numbers were calculated using our proprietary Advanced Deal Analyzer software:

    Here’s a real-life example of a deal that one of our members found.
    These numbers were calculated using our proprietary Advanced Deal Analyzer software:

    $0 cash-to-close with an estimated net profit of nearly $60k. Those are the kind of home run deals that our members bring us over and over again using our system.

    We Evaluate Deals, Not People

    You’ll notice that not once in that previous section did we talk about our borrower’s requirements. 

    That’s because we’re focused 100% on the profitability of the deal.

    We don’t require:

    • Previous experience
    • Credit Score
    • Minimum Down Payment

    No matter who you are, no matter your past (with very few exceptions), and no matter how much money you have or make, you can go out and find a great deal that we’ll finance 100% of the cost.


    What If Your Loan Doesn’t Qualify for 100% Financing?

    Not all loans qualify for 100% financing; about 37% of our borrowers qualify for 100% financing loans. However, it’s still possible to make a profit with hard work. Many house flippers can be financially successful without 100% financing. If your loan doesn’t qualify, don’t turn elsewhere for funds. We still have great options for you.

    Only the best deals qualify for 100% financing—37% of our borrowers qualify for 100% financing loans—but that doesn’t mean it’s not a good deal.

    In fact, our median cash-to-close number is $2,183—much lower than what borrowers pay with every other hard money lender out there.

    Here’s a real example of a deal with some cash-to-close:

    While looking for deals that qualify for 100% financing, you’ll still come across these types of deals—ones that require $5k cash-to-close, but can result in $30k or more in profit.

    But what if you don’t have $5k?

    The first thing you do is to try to negotiate the price downward. Explain to the seller that in order to make the deal work that you need that price.

    If that doesn’t work, we’ll teach you how to find other sources of money is a major part of our system. A significant benefit and draw of our system is educating our customers. This is why we’re great hard money lenders for new investors. We’ll teach you strategies such as:

    • Home equity line of credit
    • Retirement accounts
    • 0% interest credit card advances
    • “Love” money

    You can also read this article about the 16 Ways to Get 100% Financing for Fix & Flips.

    The point is this: Don’t step over quarters looking for a dollar. Take these deals along the way, even if they’re not the perfect 100% financing deals you’re looking for. Even without 100% financing, you can still make a profit on a house. As you continue to educate yourself on the flipping market, you may earn 100% financing on future projects. 

    CHECK OUT JACK’S STORY.

    Our CEO, Ryan G. Wright, has been investing for over 20 years. When he first started, lenders would promise him money, but then wouldn’t want to fund the specific deals he brought them.

    That doesn’t happen at DoHardMoney. With our program, we’ll teach you to find the exact types of deals we’re willing to fund.

    Our entire Find-Fund-Flip System can help you find off-market properties, with sellers who:

    Have equity in their property – Equity is the difference between what the property is worth and how much the owner owes on the property. A successful fix and flip requires that you buy properties at a discount, and no one is going to give you a discount if they don’t have decent equity in their property

    Are motivated to sell – Without a good reason to sell, few owners will take a discount

    Here’s a good example:

    Let’s say a 90-year-old man passes away. His four children come to town to pay their respects and take care of his estate.

    The house does not have a mortgage, but it’s in terrible shape. They can’t list it on the MLS because it just needs too many repairs and no bank will lend the money to a potential buyer.

    These four children just want the house sold so they can get their money and go back home. They don’t want the hassle.
    So a fix and flip investor comes along and offers cash. This solves their problem and gives the investor an opportunity for nice profit.

    Our system gives you all the software, training, and resources to find & close on these types of properties over and over again:

    Investor’s Edge

    Our Investor’s Edge software maintains a database of 160 million properties all over the U.S. that you can sort any way you like. This software can market to very targeted sellers.

    With a few clicks, you can pull a list of vacant properties with over $50k in equity—in your zip code. With a few more clicks, you can pull the owners’ info and send them postcards.

    It’s all now available in our brand-new app.

    Advanced Deal Analyzer

    Once you think you’ve got a decent deal on your hands, head on over to our ADA software. Plug in your purchase price, rehab costs, and ARV and you’ll see a complete breakdown of all your costs.

    Within a few seconds, you’ll know if you’ve got a viable deal that qualifies for our 100% financing program, or if you’ll need some cash-to-close.

    Our successful members use this tool almost daily. 

    Marketing Resources

    The better you are at finding and closing, the more properties you bring us. It’s a classic win/win.

    That’s why our system includes:
    Postcard templates
    Phone scripts
    Contract templates
    Motivated seller checklists
    Rehab checklists and estimates

    And much more. We put everything we could think of in there.

    2-Step Evaluation Process

    After you’ve plugged in numbers into the Advanced Deal Analyzer and you bring the deal to our attention, we’ll then do our own research.

    Our 2-step evaluation involves a virtual assessment done by a member of our team. At that point we’ll then hire 2 independent experts to assign values to the property.

    If everything checks out, then it’s time to move ahead. We’ll do everything in our power to keep you from getting into losing deals.

    Loan Rates and Details

    No minimum credit score
    No experience required
    Up to 100% financing
    Interest rates beginning at 12%
    Origination as low as 3.5%
    Lend up to 75% ARV
    Loans up to $350k
    No prepayment penalties
    No payments for 5 months

    WHERE WE LEND

    Because of different restrictions and regulations state-by-state, we can’t lend in every state. Here’s the full list of states where we can offer 100% financing:

    • Alabama
    • Georgia
    • Illinois
    • Indiana
    • Maryland
    • Missouri
    • New Jersey
    • New Mexico
    • North Carolina
    • Ohio

    MEET PAUL

    Paul is a real estate agent wanting to free up some of his time for family and other interests.

    Net Profit: $60,000

     


    MEET SHANE

    Shane is a veteran running multiple businesses. He started in real estate to help increase capital to further his entrepreneurial goals.

    Net Profit: $60,000


    Choose DoHardMoney

    While we do fund deals for experienced investors, our main goal is to help new investors get started. That’s why we created a sustainable way to do just that with our system. Then we put together loan programs that make sense for everyone.

    We want to remove barriers to entry for first-time flippers. We’re focused on your success. We provide training and software so that you can make a profit in the house flipping business.

    We’re willing to take on more risk because we have the experience and systems in place to give you the best chance of success. We’ve been in the business for over 15 years and have hundreds of videos and five types of software to help you become an experienced flipper. Plus, it just makes us happier to give people a shot at financial freedom, as long as they’re willing to work hard.

    Let’s work together to flip your first (or next) deal.