Insights, guides, and strategies for real estate investors
Hard money underwriting runs asset first, borrower second. The property is the collateral, and if the numbers work, most lenders will figure out the borrower. But the borrower track is not zero.
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Hard money loan rates run from roughly 9.5% to 13% annualized for investment property in 2026, depending on your experience, LTV, and deal size. The annual rate looks alarming compared to a 7% bank loan. On a six-month flip, you pay a fraction of what that annualized number suggests. The more relevant question is what the loan costs per deal, not what it costs per year.
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A DSCR loan qualifies on the rental property's income, not yours. Here is how the math works, what the full timeline looks like from application to wire, and the three documents that stretch most files beyond the baseline close.
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A standard DSCR purchase requires 20 to 25 percent down. Total cash at close typically runs 29 percent of the purchase price once origination fees and 6-month reserves are added. Here is how the four line items stack up on a real deal, and what pushes the requirement to 30 percent.
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A DSCR loan qualifies on the property rent, not your W-2s. That is the main advantage. The cons include a prepayment penalty that can cost $17,500 or more on a $350K loan, reserve requirements that lock up capital, and a rate spread above conventional that compounds over time. This post works through the numbers.
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DSCR loan rates are set by three variables stacked on each other: your debt-service coverage ratio, your loan-to-value, and your credit score. Here is the tier table and the math that shows which tier your deal actually lands in.
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What bridge loan rates actually look like for real estate investors in 2026, how origination points and exit fees stack on top of the rate, and the full all-in cost on a $400,000 bridge over 12 months.
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A bridge loan and a HELOC both tap equity, but for a real estate investor they are not the same choice. Most lenders will not open a HELOC on a non-owner-occupied property, and the ones that will add seasoning and income requirements that kill a deal on a timeline. This post covers what the comparison actually looks like for investors.
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A bridge loan for real estate investors works as planned when the exit is on time. This post covers what extension fees, default rates, and a slipped sale actually cost on a worked $400,000 example.
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