Fast Hard Money Loans for Real Estate Investors Nationwide
Watermen Capital is a national hard money lender for real estate investors. We lend on the strength of the property and your business plan, not just your tax returns, so you can close quickly on deals that banks are too slow, or too rigid, to finance.
Our originators, underwriters and closers have deep experience in both distressed investing and private real estate lending. Whether you're buying a fixer-upper, closing a time-sensitive acquisition or repositioning a rental, we can structure the loan, close on your timeline and fund your rehab draws efficiently.
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Hard Money Loan Snapshot
- Property Types: Single-Family Homes, Condominiums, 2-4 Unit and Multifamily Apartments
- Loan Amount: $75,000 to $10,000,000 per property
- Interest Rates: Starting at 8.5%
- Payments: Interest Only
- Loan Term: 12 to 24 Months, Prepayable
- Loan Advance: Up to 90% of Purchase Costs, Up to 100% of Rehab Budget
- Typical Funding Time: 5-10 Business Days (as fast as 3 for qualified projects)
Hard Money vs. a Bank Loan
Banks underwrite you; hard money lenders underwrite the deal. That difference is what lets investors move fast:
- Speed: Close in days instead of the weeks or months a conventional loan can take.
- Property Condition: Finance distressed, vacant or outdated properties that don't qualify for bank financing.
- Flexible Documentation: Approval is driven by the property's value and your plan, with less emphasis on personal income documentation.
- Built for Investors: Interest-only payments and rehab financing are designed around how investors actually operate.
How Investors Use Hard Money Loans
- Fix and Flip: Buy, renovate and resell a property, with purchase and rehab financed in one loan.
- Fix to Rent: Renovate and lease up a property, then refinance into a long-term rental loan.
- Time-Sensitive Purchases: Close quickly on auctions, off-market deals and competitive offers.
- Bridge Financing: Cover the gap between acquiring a property and selling or refinancing it.
How Our Hard Money Loans Work
1. Apply: Send us the property address, purchase price, any rehab budget and your exit plan.
2. Get Terms: We review the deal and issue a term sheet, typically within a day or two.
3. Close: We value the property, finalize underwriting and fund your purchase.
4. Execute: Complete your project, drawing rehab funds as work is finished.
5. Exit: Sell the property, or refinance into a long-term rental loan and hold.
Hard Money Loan FAQs
What is a hard money loan?
A hard money loan is a short-term, asset-based loan from a private lender rather than a bank. Because it's underwritten mainly on the property and the project, it can close far faster and on properties conventional lenders won't touch.
Who are hard money loans for?
Hard money loans are for real estate investors financing investment properties. Watermen Capital is a business purpose lender and does not lend on owner-occupied or personal residences.
Does my credit score matter?
Credit is part of the picture, but it isn't the deciding factor. We focus primarily on the property's value, the strength of the deal and your plan to repay.
How fast can you fund?
Most loans close within 5-10 business days, and qualified projects can fund in as little as 3. Having your purchase contract, rehab budget and entity documents ready helps speed things up.
Where do you lend?
We make hard money loans throughout the United States. Find your state in the list below for local details.
Ready to fund your next deal?
Get pre-qualified or apply now for a fast hard money loan built around your project.
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