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

Charleston-South Carolina Hard Money Loans

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Buying a home in Charleston, South Carolina isn’t necessarily easy. Some people find that they don’t qualify for conventional financing and must consider an option that allows them to pay for a piece of property right away. Enter the hard money loan which uses the value of the property itself as collateral instead of focusing on your ability to repay the lender. That way, if you miss payments, the property can be foreclosed on and sold by the person or business who lent the money to the borrower.

Types of Hard Money Loans

Charleston, South Carolina residents are given options as to which type of hard money loan they get. Each has its own list of pros and cons to consider. Being informed about the advantages and disadvantages of the different types of hard money loans empowers borrowers by giving them factual information so they can make their final decision about financing.

The types of hard money loans available are:

Bridge Loans. If you’re planning on reselling or refinancing a piece of property, this loan allows you to acquire the financing you need before you’ve sold property that you already own.

Fix-and-Flip Loans. Properties that need to be rehabilitated before being sold are the focus of this type of loan. It gives you the money to fix up a place before putting it on the market for sale.

Owner-Occupied Loans. It’s an enticing option for buyers who cannot get any other type of financing.

Construction Loans. When a developer wants to build properties that they can sell or refinance quickly, they apply for this type of loan.

Case-by-Case Loans. A buyer’s needs may be so unique that the lender must determine if they qualify for funding on a case-by-case basis. If no other lending options exist, exceptions may be made for them based on certain criteria.

Asking the lender what types of financing options they have available is one way to be certain that you’re getting the best deal for the money you spend. Hard money loans are designed to give you upfront financing without the need to pre-qualify or have a sizeable down-payment to provide at the time of purchase.

Watch Out for Scams

Not everyone is as honest as they position themselves to be. That’s why you’ll want to take extra care to research the hard money loan lenders that want to work with you. Doing so saves you a lot of hassle and prevents you from signing a contract that you’ll have a difficult time getting out of.

Do Your Research

By researching lenders and learning how the hard money loan process is carried out, you can avoid any legalities that take place when you put your trust in the wrong person or business. You’re able to get the financing you need without going through the hassle of applying for a traditional bank loan and being turned down. The property in which you were interested in buying doesn’t sell to the next interested homebuyer that way because you’ll have the money you need to purchase it yourself.


Why is there such a high interest rate?

There’s much more for the lender to lose which is why interest rates are higher. If a buyer doesn’t come through with their part of the deal, the individual or business that lent the money has legal issues to contend with. These types of proceedings cost lenders time and money.

What types of properties can be bought with hard money loans?

You can invest in many different types of properties including single homes, multi-family homes, land, and commercial buildings. You’re not limited in how you spend a hard money loan which isn’t necessarily the case with standard bank loans. This gives you a better chance to sell or refinance the property you do buy.

Understanding Hard Money Loans

When a traditional mortgage loan is not an option, real estate investors and developers often depend on hard money loans to fund their projects. It’s simply a fact of life that traditional mortgage loans don’t always work out during a real estate purchase. There are even instances when a high credit score and plenty of income will not meet the requirements of a traditional mortgage lender. If you have considered whether a hard money loan can work for you, keep reading to gain insights into this mortgage loan product.

About Hard Money Loans

As an asset-based loan, hard money loans are made based on your property as collateral and hard money lenders are less concerned with your ability to repay the loan. Hard money lenders are individual investors and investment firms who assess each loan to make a lending decision. The criteria is much different than that of traditional mortgage lenders who are often required to follow standard and more rigid requirements.

Hard money lenders typically make concessions for issues like poor credit, bankruptcies or foreclosures. They are able to do this because there is collateral involved. There are different types of hard money loans, such as the fix-and-flip loan, bridge loan, owner-occupied loan and construction loan. Owner-occupied loans are less common because they require adherence to far more regulations, which can become a regulatory nightmare for hard money lenders as they end up having to comply with Dodd-Frank and require certain licensing when providing consumer loans.

If you want to buy a property fast and then resell or refinance it, a bridge loan might be the right solution. You can also use a bridge loan if you want to buy a new investment property now before you get the cash down payment by selling a property that you already own. Fix-and-flip loans let you buy a fixer-upper to resell, then you can pay off the loan. Real estate developers are able to use construction loans to start a new construction project, then sell it or refinance it.

How Hard Money Loans Work

The reason why hard money loans often appeal to real estate investors is because the application process is both fast and easy, which is something that just isn’t the case with traditional mortgage lending. There’s a chance that it could take less than a week to get financing through a hard money lender. Borrowers will usually have to bring cash for a down payment that is a function of the Loan-To-Value (LTV) or After-Repair-Value (ARV) ratio.

One of the biggest differences between a traditional mortgage and a hard money loan is that they are for a short period of time, which can be from 12 months to several years. As opposed to making regular principal and interest payments each month, borrowers will often make interest only payments. There’s even a possibility that you won’t make any payments at all. Just keep in mind that every hard money lender is different and their requirements vary to a large degree. When the loan matures, you will bring it to a zero balance by making a balloon payment. This final payment will include the principal, any remaining interest and all fees.

Is a Hard Money Loan Right for You?

If you’re considering a hard money loan, you should know that they have high interest rates, extremely short terms and often a lot of fees. There’s also very little government oversight for these types of loans. Additionally, you could have problems refinancing the loan since traditional mortgage lenders require what’s called a “seasoning” period. This means you’ll need to have the loan for a certain period of time before it can be refinanced. Despite the nature of hard money loans, many real estate investors and developers use them effectively as a tool for funding their projects.


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.

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