Are you the lender?
No. hardmoney.broker is a broker / investor loan desk. We package and shop business-purpose hard-money files to capital sources. We do not fund loans.
Is this a commitment to lend?
No. Nothing on this site is a commitment to lend, a credit decision, or a lock. Those sit with the capital source.
Can I use this for a primary residence?
No. This desk is business-purpose / non-owner-occupied only. No owner-occupied files.
What happens on the 30-minute call?
We review the deal, the rehab and exit, and whether a hard-money program we can broker is even in range. If it is, we list the next documents.
Does the calculator decide anything?
No. It estimates a dual-cap loan (min of LTC and LTARV), IO carry, points, and cash to close. Rate, points, and caps are your assumptions — not GI quotes. It is not a credit decision.
Do you publish rates or points here?
No. Pricing is deal-specific and set by the capital source, not by a page on this site. Calculator chips are educational defaults you can edit.
What is your license number?
GI Realty LLC, a California Real Estate Broker — CA DRE Lic# 01311868
How is the loan amount estimated?
Loan = the lesser of project cost × LTC and ARV × LTARV. If you leave ARV blank, only the LTC cap applies. Run it on /calculator.
What are typical LTC and LTARV ranges?
Educational chips on the calculator use LTC about 75–90% and LTARV about 65–75%, with terms of 6–18 months and 1–4 points. Those are assumptions you can edit — not GI policy or a quote.
Can the loan close in an LLC?
Often yes on business-purpose investor files. Vesting, the operating agreement, EIN, and who can sign have to match. We are not your formation attorney.
Is this the same as a DSCR loan?
No. Hard money is usually short-term, asset-based, and interest-only with points. DSCR is a hold product that desks rent against PITIA. Live DSCR files go to dscr.broker — same GI Realty desk.
What should I bring to the call?
Address, purchase, rehab budget, ARV, entity vs. personal vest, and the exit (sale, refinance, or hold). Enough to desk — not a full credit package.
Common objections
These are the ones we hear on the desk. Direct answers. Not a credit decision.
I need this for a house I will live in.
Then this is the wrong desk. Business-purpose / non-owner-occupied only. We do not desk primary residences or consumer mortgages.
Just tell me you will fund it.
We will not. We broker the file. Credit decisions and funding sit with the capital source. Nothing on this site is a commitment to lend.
I buy and flip in an LLC.
That is normal on this desk. The stall is a mismatch: property in the LLC, borrower talking as if it is personal, or an operating agreement that does not name the people who will sign.
The calculator cash-to-close looks high.
That is a worksheet, not a decline. The tighter of LTC and LTARV binds the loan. Points are treated as cash at close on this estimate. Book the call if you want the file mapped.
Just tell me the rate and points.
We do not publish rates or points here. Pricing is set by the capital source on a specific file. Calculator fields are your estimates — not a quote from this desk.
I already have a rental I want to keep long-term.
If the hold is a DSCR / rent-coverage story, use dscr.broker. If you need short-term bridge capital against the asset, this desk can look at it as business-purpose hard money.
I am on my first flip.
First deal vs. tenth deal changes overlays, not the occupancy rule. We will say if experience is likely to bind. A web form does not decide that.