Hard money is a tool, not a personality type. The file still has to be business-purpose and non-owner-occupied. If you will live there, this desk stops.
Fix and flip
Buy, rehab, sell. The worksheet wants purchase, rehab, and ARV before you bid. LTC and LTARV both matter. IO carry during the work is part of the bid math, not a surprise after close. Run it on the calculator.
Bridge
You need time: a closing that will not wait, a refinance that is not ready, or a value-add that is not leased yet. Bridge is still an asset conversation. Bring the exit. We do not invent one.
Light refinance / cash-out on an investment hold
Some capital sources will look at a short refinance or cash-out on non-owner-occupied property. Occupancy and use still have to be investment. If the long-term story is rent covering PITIA, start at dscr.broker instead.
What we will not desk
- Owner-occupied or “I might move in”
- Consumer-purpose / primary-residence mortgages
- A file with no exit and no asset story
We broker. We do not fund. Nothing here is a commitment to lend.