Hard money and DSCR lenders, compared
Published terms from 19 lenders that fund fix-and-flip, bridge and rental loans, read from their own websites on October 24, 2026. Pick your state to see who says they lend there. Starting rates are what each lender advertises, not a quote. These are business-purpose loans for investment property only, not mortgages on a home you'll live in.
Fix-and-flip and rehab loans
| Lender | Rate from | Purchase / cost | Rehab | ARV cap | Points | Min FICO | Experience | Your state | Published at |
|---|---|---|---|---|---|---|---|---|---|
| Anchor Loans | 9% | Not published | Not published | Not published | Not published | 660 | Experienced investors; higher FICO floor with less experience | Listed | anchorloans.com, read Oct 24, 2026 |
| Asset Based Lending (ABL) | 8.99% | Up to 92.5% LTC | 100%, reimbursed on draws | 75% LTARV | 0 to 2 | 660 | Not required | Listed | ablfunding.com, read Oct 24, 2026 |
| Center Street Lending | 8.75% | LTC Up to 95% | Not published | Not published | Not published | 650 | Not published | Listed | centerstreetlending.com, read Oct 24, 2026 |
| CIVIC Financial Services | 8.49% | Up to 90% LTC | Up to 100% of rehab budget | Up to 75% ARLTV | Not published | Not published | NO prior experience required | Listed | civicfs.com, read Oct 24, 2026 |
| CoreVest Finance | Not published | Up to 93.5% LTC (1–4 units); Up to 80% LTC (5–19 units, light rehab) | Not published | Not published | Origination and closing 1% to 2.5% (all loan types) | Not published | Not required | Listed | corevestfinance.com, read Oct 24, 2026 |
| Easy Street Capital | 8.9% | 90% of purchase, 100% of rehab; up to 93% LTC | 100% of renovation costs | Up to 75% ARV | 0 Point Options | 600 | Not required | Listed | easystreetcap.com, read Oct 24, 2026 |
| Express Capital Financing | 10% | 90% of purchase, 100% of rehab | 100% | Not published | Not published | 600 | Not required | Listed | expresscapitalfinancing.com, read Oct 24, 2026 |
| Groundfloor Lending | 9% | As low as 0% down in some cases | Loans up to 100% of renovation costs | Up to 70% LTARV | Underwriting fee 1% to 3.75%, plus $495 application and $1,250 closing | 640 | Not required | Check | lending.groundfloor.com, read Oct 24, 2026 |
| Kiavi | 8.25% | Up to 100% (its FAQ says 95%) | 100% of rehab cost | Up to 80% of after-repair value | Not published | Not published | Not published | Listed | kiavi.com, read Oct 24, 2026 |
| LendingOne | Not published | Up to 92.5% LTC | 100% Financing Rehab Costs | Not published | Not published | Not published | 1 to 2 transactions in the last 3 years | Listed | lendingone.com, read Oct 24, 2026 |
| Lima One Capital | 7.75% | Up to 95% LTC | 100%, 24-hour draws | 75% LTARV | Not published | 660 | One investment exit in the last 36 months | Check | limaone.com, read Oct 24, 2026 |
| New Silver | 8.5% | Loan To Cost (LTC) up to 90% | Construction Financing up to 100% | Loan To ARV up to 75% | Origination fee 1 - 1.75% | 650 | Not required | Listed | newsilver.com, read Oct 24, 2026 |
| Park Place Finance | 8.99% | Up to 93% LTC | Not published | After Repair Value (ARV) Up to 75% | 1–3% | 660 | Aimed at experienced investors; FAQ says first-timers can apply | Check | parkplacefinance.com, read Oct 24, 2026 |
| RCN Capital | 9.24% | Up to 100% of purchase (top tier); 70% to 95% by experience | Up to 100% of renovation costs | 75% (top tier); 60% to 72.5% for less experience | Not published | 650 | Not required; affects pricing and loan size | Listed | rcncapital.com, read Oct 24, 2026 |
| Rehab Financial Group | 9.99% | 100% of Purchase & Rehab Costs | 100% | 65% to 75% by FICO and experience | Points: as low as 1.5% | 650 | Not strictly; local residence or local experience | Listed | rehabfinancial.com, read Oct 24, 2026 |
| Roc Capital via brokers | 8.25% | Up to 90% LTC | Up to 100% of rehab budget | Up to 75% ARLTV | Not published | Not published | NO prior experience required | Listed | roccapital.com, read Oct 24, 2026 |
| Temple View Capital | Not published | Up To 90% LTV | Loan Includes a Rehab Budget Which is 100% Funded | Up To 75% LTARV | Not published | Not published | Based on experience; no minimum stated | Listed | templeviewcap.com, read Oct 24, 2026 |
| Upright | Not published | Up to 90% of purchase and up to 92.5% of total cost | Up to 100% of your rehab or construction budget, funded through fast draws | Up to 75% of after-repair value (ARV) | Not published | Not published | Not required | Check | upright.us, read Oct 24, 2026 |
DSCR rental loans
| Lender | Rate from | Purchase LTV | Cash-out LTV | Min DSCR | Min FICO | Loan size | Terms | Your state | Published at |
|---|---|---|---|---|---|---|---|---|---|
| Asset Based Lending (ABL) | 6.75% | 80% LTV | Not published | 1.0 Minimum DSCR | 660 | $85K to $2.5M | 30-Year Fixed Loan Term; Rate Buy Downs Available; 30-Day Rate Lock Upfront | Listed | ablfunding.com, read Oct 24, 2026 |
| CIVIC Financial Services | 6.56% | Up to 80% on purchase and rate & term | Up to 75% on cash-out | 1.05x (Gross Rent/PITIA) | 660 | $75k to $2MM | 30-year fixed rate mortgage (fully amortizing or Partial IO); 5/6, 7/6, 10/6 hybrid ARMs (partial IO or fully amortizing) | Listed | civicfs.com, read Oct 24, 2026 |
| CoreVest Finance | Not published | Up to 80% of property value | Not published | minimum 0.80x | Typically 640 | $75K to $3M+ | 30-year terms; fixed or adjustable-rate; interest-only options; 'Zero origination fee | Listed | corevestfinance.com, read Oct 24, 2026 |
| Easy Street Capital | 5.75% | Up to 80% LTV Acquisitions & Rate-Term Refinance | Up to 75% LTV Cash-Out Refinance | No Minimum DSCR | 640 | $100K to $3.5M+ (Blanket Portfolio Up to $5M) | 30-Year Fixed Rate; Partial IO (10-Years) Available | Listed | easystreetcap.com, read Oct 24, 2026 |
| Express Capital Financing | 6.25% | Up to 85% for purchase; 80% for rate-and-term refinancing | 75% for cash-out refinancing | 1.0x | 650 | $50,000 to $3,000,000 | 5/30, 7/30, 10/30, Fixed 30/30 | Listed | expresscapitalfinancing.com, read Oct 24, 2026 |
| Groundfloor Lending | 5.875% | Up to 80% LTV ('20% down payment') | Not published | 1.1 (also says 1.2) | 660 | Not published | 30 year fixed rates; interest-only options | Check | lending.groundfloor.com, read Oct 24, 2026 |
| Kiavi | 6.375% | Up to 80% LTV | Not published | DSCR as low as 0.8x | Not published | Not published | 5/1 + 7/1 ARMs fully amortizing; 30-year fixed rates; interest-only options | Listed | kiavi.com, read Oct 24, 2026 |
| LendingOne | Not published | Up to 80% LTV (Purchase/Rate-Term) | Up to 75% LTV (Cash-Out) | 0.75 DSCR | Not published | Not published | 30 year fixed, 5/1 & 10/1 ARMs; Interest-Only Available | Listed | lendingone.com, read Oct 24, 2026 |
| Lima One Capital | 6.5% | Up to 80% LTV on purchase and rate/term refi | up to 75% on cash out | 1.0 (1.3 for short-term rentals) | Not stated for SFR; 660 or 700 for short-term (pages differ) | $85k (/rental/) vs $100K to $2.5M | 30-Year Fixed; 5/1 ARM or 10/1 ARM; 5-Year Interest-Only; 'Fixed-rate, ARMs, fully amortizing, or interest-only | Check | limaone.com, read Oct 24, 2026 |
| New Silver | 6% | Loan To Purchase Price up to 80%; Loan To Value up to 80% | Not published | 0.75 | 660 | $150,000 to $3,000,000 | 30-yr fixed rate | Listed | newsilver.com, read Oct 24, 2026 |
| Park Place Finance | 5.75% | Purchase Loan to Value (LTV) Up to 85% | Cash Out Refinance Loan to Value (LTV) Up to 75% | As Low as .75 | 660 | $100,000 to $5,000,000 | Fully Amortized, I/O, No PPP Options; points 0–4% (Buydown Points) | Check | parkplacefinance.com, read Oct 24, 2026 |
| RCN Capital | 6% | 80% (700+ FICO) down to 65% | 75% (700+ FICO) down to 60% | 1.00 | 660 | $70k to $1.5M | 30-Year Fixed, Hybrid ARMS (5/1, 7/1, 10/1) & Interest-Only Options Available | Listed | rcncapital.com, read Oct 24, 2026 |
| Rehab Financial Group | Not published | 80% rate and term/purchase | Up to 75% cash out | Not published | As Low as 640 Minimum FICO (Highest Partner's Midscore Used) | $100k to $1.25M | 30 year fixed, 5/1 ARM, 10 year interest only options | Listed | rehabfinancial.com, read Oct 24, 2026 |
| Roc Capital | 5.39% | Up to 80% on purchase and rate & term | Up to 75% on cash-out | 1.05x (Gross Rent/PITIA) | 660 | $75k to $2MM | Fixed and adjustable rate options; fully amortizing and Partial Interest Only options; 30 years | Listed | roccapital.com, read Oct 24, 2026 |
| Temple View Capital | Not published | Up To 80% LTV* | Not published | 0.75x long-term (1.0x short-term) | 660+ Credit Score | $55K to $2.5M | Not published | Listed | templeviewcap.com, read Oct 24, 2026 |
| Upright | 5.99% | Up to 80% on purchase and rate-and-term refinance | Up to 75% on cash-out refinance (cash-out capped at $1,000,000 in proceeds; unlimited at 50% LTV or below) | 0.90x long-term | 660 is the practical floor on a single-property loan. Portfolio loans and larger balances require more. | $100,000 per property to $3,000,000 per property; up to $5,000,000 on a cross-collateralized portfolio | 30-year fixed; 30-year fixed, 10 years interest only; 5/6 ARM and 7/6 ARM | Check | upright.us, read Oct 24, 2026 |
| Visio Lending | Not published | 85% LTV on DSCR purchase loans; dscr-loans page: 'a 15% down payment is the minimum to receive a DSCR loan from Visio | Not published | Not published | 680 ('Minimum credit score: 680') | From $75,000 (minimum property value $150,000) | 30-year fixed terms (no balloon payments); 5/6 ARM Pro mentioned in an Oct 20, 2026 article title | Check | visiolending.com, read Oct 24, 2026 |
Terms as published by each lender on its own website, on the page linked in each row and read on the date shown, shortened to the headline value; each lender's page here has the full wording, including where a lender's own pages disagree. Roc Capital lends through brokers, not directly to investors. "Not published" means we did not find it on the pages we read. Lenders change terms often and quote each deal individually. Inclusion here is not an endorsement or a recommendation, no lender pays to be listed or for its position (the order is alphabetical), and none of these lenders reviewed this page.
Reading hard-money terms
Three numbers set how much cash you bring. Loan to cost is the share of the purchase price (and sometimes the rehab) the lender advances. Rehab funding is the share of the renovation budget it pays, usually in draws after each stage is inspected, so you front the money and get reimbursed. The ARV cap is the ceiling: the loan can't exceed that share of the after-repair value no matter what the other two say. On a cheap house with a big rehab, the ARV cap is usually the one that binds.
Then the cost: the rate (interest-only, often charged monthly), points (a percent of the loan paid at closing), and fees for underwriting, documents, draws and inspections. Ask whether interest runs on the full loan from day one or only on money drawn. The calculator takes all of these, so you can compare two term sheets on the same deal.
For rentals, DSCR lenders size the loan on the property's rent instead of your income: rent divided by the full monthly payment including taxes, insurance and any HOA. Several lenders here publish minimums below 1.0, which means they will lend when the rent does not quite cover the payment, usually with a smaller loan or a higher rate. See DSCR loans.
Questions people ask
Where do these lender terms come from?
From each lender's own website, read on October 24, 2026. We copy what the lender publishes, including its own wording for starting rates, and link to the page. Advertised rates are best-case starting points; the rate you get depends on your experience, credit, loan size and the property.
Why does a lender show as "check" for my state?
Some lenders publish only a count of states or an interactive map, not a list we can read. Those are marked "check" rather than guessed. Open the lender page and confirm with the lender.
Do hard-money lenders need me to have flipped before?
It varies. Some published terms say no experience is required, others ask for one or two completed projects in the last three years, and several lend more to experienced flippers. The Experience column quotes each lender.
A question about your deal?
Send the property and numbers. A person reads it and replies by email; we don't pass it to lenders.