Fast Hard Money Loans For Experienced Investors

Delancey Street provides hard money loans nationwide to investors who have a verifiable track record. We fund up to 70-80% LTV, and focus on residential projects such as: buy and hold, fix and flips, and commercial real estate acquisitions. The biggest factor we look at is the experience of the investor and the LTV of the project they're requesting assistance with.

80% LTV

We fund loans up to 80%
LTV with no issues.
We DO NOT do 100% financing.


We promise to treat you
like a partner.
We don't like wasting time

No $ Limit

No limits on what we can
do for you.
We max out at 80% ARV.

70-80% LTV For Seasoned Developers Nationwide

Fix and Flip, Cash-out Refinance, and Acquisition Loans
For Experienced Real Estate Developers.

We Fund Real Estate Projects Nationwide

We fund projects nationwide, ranging from fix and flips, to commercial acquisitions. Bottom line, we can help - regardless of the size, or difficulty of the project. We do not do 100% financing - and prefer working with experienced real estate investors.

Recently Funded Projects

Hard Money

Financing for fix and flips, commercial estate, and acquisitions / refinancing
Financing up to 70% of the After Repair Value
We charge 9-10% on average, with no junk fees

Brooklyn Fix and Flip Lenders

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Brooklyn Fix and Flip Lenders

We’ve all seen those little single family homes in the suburbs that fall into disrepair. The price lowers and lowers, but no one bothers to buy because who wants to repair something like that? To us – that’s an opportunity. Many real estate investors in Brooklyn agree with us. That’s why many of them are coming to us to get funding to fix that shabby home, and then selling it back on the market, bigger, and better than ever before. Delancey Street is a Brooklyn fix and flip lender, that offers loans for a variety of projects.
Fix and flip loans are ideal real estate investments for people who have a knack for home improvement or have a handyman that’s looking to do some work. Going into it, you’ll need a solid plan to fix the home, otherwise you’re just going to invest your money and not get anything back in return. Hard money loans are best suited for fix and flip projects like those portrayed on today’s popular home improvement shows. You’ll notice a few things that everyone in those shows have in common, too.

What’s it take to flip a house?

To successfully take a hard money loan and get a great return on your investment, you’re going to need a few things.
A solid game plan: A game plan for fixing the home is essential. This includes having a firm grasp of estimates. You’ll want to plan out your home fixes before you buy and then estimate how much those are going to cost you. If you find that you’re going to pay a cheap price for home repairs but then get a huge rise in value, you and your hard money lender are going to be very happy.
A desire for home repair: Home repair is at the heart of the fix stage of house flipping. A firm grasp of one area of home repair – preferably the area that the home will have – is going to save you thousands of dollars during the fix stage. It’s all about saving during the fix stage while still drastically increasing the value of your home.
Dedication: It goes without saying that you need to be dedicated to the process of flipping houses. It can be very frustrating in some stages, especially the beginning. Repairs might get off to a slow start and it’s at this point that some people might start to lose interest. Don’t! If you take a loan through a hard money lender, then you’re going to need to pay that back plus interest. If you don’t, a fix and flip lender can take possession of your property and sell it.

Why Flip Houses?

Flipping houses can be a lifetime venture for some people. If you’re good at it, with a keen eye for the repair stage and a keener eye on the bigger prize at the end of the investment, then you’re going to love doing this for a living. And make no mistake, some people CAN do this for a living if they develop an expertise for home repair and renovation, plus a solid understanding of the financials. Unlike traditional lenders who won’t lend on a fix and flip property, Delancey Street provides competitive loans for fix and flip projects.
Delancey Street is a hard money lender who specializes in the fix and flip loan. All it takes is a little initiative and a first phone call. What we invest in is the idea that you have. What’s your vision for this house? How big is the prize going to be when you flip the house? You do the work. We fund the dream.
What do we look for in a project?
Delancey Street cares about the success of the project. We look at a number of things we think are important that guarantee the project will succeed. One of the first things we look at are the financials: property price, price of the renovations, and final sale price. If all of these numbers seem realistic, we look at the real estate investor himself/herself. It’s important to us that the investor have some experience in the market, and will be able to complete the project.

Call Delancey Street Today

There’s no time like the present to get started on your fix and flip project. Delancey Street is here to give you the funding you need for your project. We look forward to working with you.

When it is time to expand your business, you may consider a new construction loan. If you are ready to grow and plan on new construction or improvements, a commercial construction loan will help you avoid some of the excessive costs that many businesses can’t pay upfront.

A commercial construction loan is for businesses that want to renovate or build new from the ground up. If you want to buy an existing commercial property, a commercial mortgage is a proper loan for that type of purchase. The difference between a commercial mortgage and a commercial construction loan is the way it is dispersed. A mortgage is dispersed in a lump sum, while a construction loan is dispersed throughout the construction process. Lenders of commercial construction loans supply funding for labor, materials, and land development.

How Does a Commercial Construction Loan Work?

A commercial construction lender will set a schedule with you to draw on the loan at certain points in the construction project. Once each milestone is met, the lender usually sends an inspector to make sure the work is complete and then releases your next draw for the next stage of your construction project. You only pay interest on the part of the commercial construction loan you’ve received. Typically, you only pay interest on the loan and not the principal until the loan is fully dispersed. Then you would pay off the principle in one lump sum.

How to Pay the Commercial Construction Loan Off?

Once the full amount of the construction loan is due, many business owners get a commercial mortgage. The property is the collateral for the mortgage. The lump sum is then used to pay the commercial construction loan. A commercial mortgage offers affordable payments made monthly. A Small Business Administration CDC/504 loan is an exception to this process. The CDC/504 loan supplies longer-term funding, so another loan after the project is completed isn’t necessary.

Fees and Interest Rates for a Commercial Construction Loan

The fees for a commercial construction loan depend on the lender. They can include:

  • Guarantee fees.
  • Processing fees.
  • Documentation fees.
  • Project review fees.
  • Fund control fees.

Interest rates are based on credit ratings. They also depend on the type of lender you have. Hard money lenders charge higher interest than a bank.

Down Payments

Down payments are needed for commercial construction loans. A lender willing to supply funds for 100% of the project is rare. The down payment needed is typically between 10% and 30%. Conventional lenders use loan-to-cost to calculate the amount of funding they will provide. They use the total of the loan requested and divide it by the total cost of the project. They like to see the percentage between 80% and 85%. This also varies by lender. To produce the down payment, many borrowers will look toward mezzanine loans.

Are You Eligible for a Commercial Construction Loan?

Your credit score is a big determining factor. Many lenders want to see scores above 700. Lenders will also look at your debt to income ratio. If your debt to income ratio is under 43%, you have a better chance. To calculate your ratio, divide your total monthly debt payments by your gross monthly income.

You should also know your debt service coverage ratio (DSCR). This is your net operating income divided by your current annual debt obligations. This number will prove to a lender that you can cover new debts.

Industry experience is reviewed by a potential lender, as well as your construction plans.

Commercial Construction Loans

  • Small Business Administration CDC/504 loanThis type of funding offers low down payments, is 10 to 20 years in length and has a fixed rate.
  • Small Business Administration 7(a) ProgramYou can use this loan for construction or to buy commercial real estate. Loan terms are up to 25 years and interest rates are based on the loan amount and prime rate.
  • Bank LoanThe standard term for a bank loan is 25 years to repay. Interest rates and down payments vary by lender.
  • Mezzanine LoansThis type of loan is good for producing a down payment or more funds. If you default, the lender gets equity in the business.
  • Hard Money LoansPrivate lenders lend money for construction projects. These loans are short-term and have minimal costs upfront. They are easier to qualify for but have higher interest rates.

Delancey Street is here for you

Our team is available always to help you. Regardless of whether you need advice, or just want to run a scenario by us. We take pride in the fact our team loves working with our clients - and truly cares about their financial and mental wellbeing.

"Super fast, and super courteous, Delancey Street is amazing"
$125,000 Small Business Loan
"Thanks for funding me in literally 24 hours"
$35,000 Lawsuit Advance
"Great choice for first time fix and flippers"
$250,000 Hard money Loan

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