Hard money for the deals that can't wait on a bank.
Short-term financing backed by the property itself, closing in days on a purchase or a refinance.
Check My Deal
What's your primary goal?
Pick the one that sounds most like you.
Reviewed personally by Arran Amorozo · NMLS #1491497 · West Capital Lending
No credit check to complete this quiz · your info is never sold
60 seconds · no hard credit pull · never sold
- Funds in days instead of the months a bank can take.
- Asset-first underwriting: the property and your equity carry the file, with no income documentation.
- Investment properties in all 35 states + D.C. where Arran is licensed; primary homes in CA, OR & WA only.
- Refinances up to 70% of the property's value.
- Purchases: 10% down at 700+ credit, 15% down below 700.
- Below 620 credit: rental refinances up to 50% of value and rental purchases with 50% down; purchases of a home you live in aren't available.
- Foreign nationals and ITIN borrowers on investment properties: identity by passport or visa, no U.S. credit needed, and you can close in an LLC.
- We generally don't fund fix-and-flips. The one exception: a home bought for $300,000 or more, with 700+ credit.
- Short-term financing, typically interest-only, built around a clear exit: a sale, a refinance or a payoff.
- Loans from $75,000 to $5,000,000.
Rather just talk? Call or text us at (949) 401-7593
Days
To close, instead of months
Asset
The property qualifies the loan
$75K–$5M
Loan amounts
70%
Max loan-to-value, refinance
10%
Down at 700+ credit
Terms depend on the property's value, your equity and the exit plan. Hard money is a short-term loan: plan the sale or refinance that pays it off.
Straight Answers Up Front
Can we fund your deal? Check before you apply.
We'd rather tell you now than waste your time. Here's what we can and can't do, plainly stated.
We can help with:
- Investment properties anywhere in the 35 states + D.C. where Arran is licensed
- Primary homes in CA, OR & WA
- Refinances up to 70% of value
- Purchases with 10% down at 700+ credit (15% below 700)
- Foreign nationals and ITIN borrowers on investment properties, purchase or refinance
- Loans from $75,000 to $5,000,000
We're not the right fit for:
- Primary homes outside CA, OR & WA (a HELOC may fit)
- Refinances above 70% of value
- Purchases with less than 10% down
- Fix-and-flips, outside the $300,000+ price and 700+ credit exception (DSCR fits buy-and-hold)
- Loans under $75,000
If your score improves, come back. We'd genuinely love to take another look. A gray-area scenario? Call or text (949) 401-7593.
Simple Qualifications
Fast money, qualified by the property.
When the timeline and the structure matter more than the paperwork.
Good Fit If
A real deal on a tight deadline.
- A purchase with a deadline a bank can't meet
- A refinance with strong equity that a bank turned down
- An unusual property that needs a person, not a formula, to underwrite it
- A clear way out: a sale, a refinance or a payoff
What You Skip
What slows a bank down.
- No income paperwork
- No need for perfect credit
- No waiting on a loan committee
- No pile of bank forms
Calculator
Hard Money Calculator
Short-term and interest-only: see the monthly interest and what is due when the term ends.
Purchase or refinance
Credit
Term
Points and closing costs (share of the loan)
Enter the rate you want to model. We don’t advertise rates; your pricing is quoted individually.
Monthly Interest-Only Payment
Enter your rate
Loan Amount
$450,000
90.0% of value
Due at the End of 12 Months
$450,000
the whole loan, by sale or refinance
Purchases: 10% down at 700+ credit, 15% at 620–699. Refinances up to 70% of value. Below 620: a rental buys with 50% down or refinances up to 50% of value (counting the new loan); a home you live in needs 620+ to buy and refinances in CA (or OR & WA free and clear) only. A home you live in: CA, OR & WA only.
Fills in the quiz at the top of this page. This button sends nothing.
Calculator results are estimates only and do not constitute a loan offer, pre-approval, or commitment to lend. Actual terms may vary.
Products
A program for nearly every scenario.
More programs are in the tabs at the top. Need something else? Call or text (949) 401-7593.
- Our Most Popular Product
5-Day HELOC
Qualify on household income, no income docs at 680+ on lines of $150K+, keep your low-rate first mortgage
See HELOC options → - ★ Self-Employed
P&L Loan
Your accountant prepares a profit and loss, and that income qualifies you
See P&L Loan options → - Investors
Investment (DSCR)
The rent qualifies, not your W-2
See DSCR options → - Cash In Hand
Refinance / Cash Out
Pull cash out for your next investment, or roll your debts into one loan
See Refinance options → - Buy & Hold
Rental Property Loan
Long- or short-term rentals, 1–4 units: the rent qualifies, 20% down to buy
See Rental Loans options → - Strong Credit
Conventional
620+ credit. Up to 80% LTV cash out, 95% LTV rate and term
See Conventional options → - Primary Residence
FHA Loan
3.5% down at 620+. Up to 80% LTV cash out, 97.5% LTV rate and term
See FHA options → - Veterans
VA Loan
Veterans and active duty: 0% down at 620+, no PMI, up to 100% LTV
See VA options → - No Monthly Mortgage Payment
Reverse Mortgage
55+: equity access, no monthly mortgage payment
See Reverse options → - Credit From 500
Equity Investment (HEI)
Cash for your equity. No monthly payments, credit from 500
See HEI options → - Bank Deposits
Bank Statement
Your bank deposits qualify you, not your tax returns
See Bank Statement options → - No Income Docs
No-Ratio
Investment properties: 680+ credit, no income docs, up to 65% LTV
See No-Ratio options → - Buying a Home
Purchase
Get pre-approved for your next home
See Purchase options → - Let the quiz decide
Not Sure? Show Me Options
Fill out the quiz and Arran will personally match your scenario to the right program you qualify for
Find my program →
Our Process
From first question to funded, in four steps.
No guesswork. No pressure. Just a clear path to the right loan.
- 1
Tell us your scenario
Answer a few questions online in about 60 seconds, or call or text (949) 401-7593. Seeing your options takes no hard credit pull.
- 2
We shop your options
We shop your scenario across many lenders and lay out the trade-offs plainly, so you can pick the fit.
- 3
Apply and get approved
Complete the full application. We tell you up front which documents your program needs, and nothing more.
- 4
Close, and keep us on call
Sign and fund. When the next purchase, refinance or line of credit comes up, you already know who to call.
Guides
Go deeper before you decide.
Plain-English guides with the same numbers the quiz uses.
FAQ
Frequently Asked Questions
Common questions about Hard Money Loan loans.
Get Started Today
Straight answers, fast.
Check your Hard Money options in about 60 seconds with no hard credit pull, or call or text and talk it through with Arran's team.
Rather pick a time? Book a call
West Capital Lending, Inc. is an Equal Housing Lender. We do not discriminate on the basis of race, color, religion, national origin, sex, handicap, or familial status.