Private Money Loans for Real Estate Investors Nationwide
Watermen Capital is a national private money lender for real estate investors. Instead of a bank's rigid checklist, you work directly with a team that understands investment real estate and makes decisions based on the property and your business plan.
Our originators, underwriters and closers have deep experience in both distressed investing and private real estate lending. We offer short-term bridge loans for acquisitions and rehabs, plus long-term rental loans for investors growing a portfolio, so one lender can support you from purchase to hold.
Get Your Private Money Quote
Private 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)
Why Work With a Private Money Lender
Private money gives investors access to capital that moves at the speed of the deal:
- Direct Decision Makers: You talk to the people who underwrite and fund your loan, not a call center or committee.
- Deal-Focused Underwriting: We look at the property's value and your plan, not just your tax returns.
- Speed & Certainty: Close in days so you can make competitive offers and win more deals.
- Short-Term and Long-Term Options: Finance the purchase and rehab, then refinance into a long-term rental loan with the same lender.
- Fast Draw Funding: Rehab draws are inspected and released quickly to keep your project on track.
What Investors Finance With Private Money
- Fix and Flip Projects: Purchase and renovation financing in one loan.
- Fix to Rent: Renovate, lease up and refinance into long-term debt.
- Quick Acquisitions: Off-market deals, auctions and properties that need to close fast.
- Rental Portfolios: Long-term financing for investors building a portfolio of rental properties.
How Our Private 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.
Private Money Loan FAQs
What is a private money loan?
A private money loan is real estate financing from a private lender instead of a bank or credit union. It's underwritten mainly on the property and the investment plan, which allows faster closings and more flexible terms.
Is private money the same as hard money?
The terms are often used interchangeably. Both describe asset-based loans from non-bank lenders. "Private money" is a broader term that can also include longer-term financing, like rental loans, while "hard money" usually refers to short-term loans.
Who can get a private money loan?
Our private 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.
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 private 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 private money loan built around your project.
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