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

North Charleston-South Carolina

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If you’re a real estate investor that’s ready to take on more projects, you’re in luck. Our company provides hard money loans that are a great alternative to traditional financing methods. Whether you’re looking to flip houses or just need to purchase a property quickly with no or little money down, you’ll benefit from our services.

What is a Hard Money Loan?

If you’re unfamiliar with hard money loans, they’re a form of temporary financing that allows you to purchase an investment property with little or no money down. A bridge loan bridges the gap between the time it would take to qualify for permanent financing or another type of loan but need to act quickly. A rehabilitation loan allows you to purchase the property and obtain the amount you need to make the necessary repairs for resale. In either case, the loan term is typically from one to five years and is a stepping stone to making profits.

How is a Hard Money Loan Different than a Traditional Bank Mortgage?

Hard money loans are different from traditional financing methods in several ways. A traditional bank loan focuses on both the borrower and the property. A hard money loan focuses on both factors; however, there’s a much stronger emphasis on the collateral rather than the borrower. This means that borrowers without perfect credit and limited assets may still be able to qualify. We have many different loan programs that allow for flexibility in our lending. The focus on the borrower in a hard money loan is for the purpose of understanding the entire scenario. The collateral is given the most weight in this transaction. The current value, amount of work that needs to be completed, and the resale value of the property after the work is finished are the most important factors.

Since the value of the home is given heavy consideration with a hard money loan, a strong and recent appraisal are necessary. A home inspection is also useful to determine the overall condition of the property and to avoid any costly issues that may surface later in the project. A traditional bank loan would place a heavy emphasis on the borrower’s employment history, credit record, income, and assets. These items aren’t given as much consideration with a hard money loan.

The cost of a hard money loan is also higher than a traditional mortgage. Interest only and balloon repayments are often utilized with these types of loans. It’s important that the borrower have a solid exit strategy and that they don’t possess the property for any longer than necessary. The added flexibility and opportunity that’s presented with hard money loans make it a worthwhile investment for many developers.

Traditional mortgage loans also take a much longer amount of time to process and fund. Weeks if not months are common with these types of loans. With a hard money loan, the entire process can typically be completed within one week providing all conditions are met.

How Do I Apply for a Hard Money Loan?

Applying for a hard money loan is easy. Our company provides you with an online application that takes only a few minutes to complete. You’re also able to get in touch with us by phone if you’d prefer. We’ll review the request and issue you a pre-approval as quickly as possible. The loan representative will review all your options and explain exactly how to complete the process. After submitting all the requested documentation, you’ll be scheduled for funding. You’ll be able to review the disclosures and ask any outstanding questions you may have. See how we’ve helped so many other real estate investors just like yourself in Allentown. Give us a call or apply online to get your hard money loan pre-approval, today!

Companies can Benefit from Getting a New Construction Loan
It usually happens when a company realizes it must make plans to accommodate expansion. Instead of renting, it’s time for the company to build its own building. It is also possible a company’s needs can be met by adding to an existing building. Doing any of this will cost money and usually more than a company has to pay up front. This is when a commercial construction loan could be the answer. This loan is designed to finance the costs of renovating or constructing a commercial building.Draw Schedule
When a borrower is approved for one of these loans, the entire amount of the loan is not given to them up front. The lender and the borrower work together to devise a draw schedule. This determines what amount of the loan will be provided as the construction project reaches new milestones. One draw could be given when land is cleared, the next draw is provided when a building’s foundation is poured, the next draw is provided when the building’s frame is completed. Each milestone will qualify for the release of a new draw.Inspection
Once each construction milestone is completed, a lender usually wants an inspector to confirm the completion of the work prior to releasing the next draw amount. This is the process until each necessary construction milestone is completed and the entire amount of the loan has been paid. With a commercial construction loan, the borrower only pays interest on the amount of the loan they have been given.

Commercial Mortgage
Once the construction project is complete, the entire loan amount is due. Most companies are not able to pay one large payment to satisfy such a large debt. This is the time when the borrower can take out a commercial mortgage to pay off the commercial construction loan. In this situation, the property will be the collateral. A commercial mortgage will provide a borrower with a reasonable monthly payment they can afford pay over a specified period of time.

SBA CDC/504 Loan Program
This is a popular type of commercial construction loan. It requires a low down payment and provides competitive interest rates and has reasonable credit score requirements. This loan works with an SBA-approved Certified Development Company to fund as much as 40 percent of the costs to renovate a current facility, purchase as well as improve land or build a new facility. Borrowers can receive up to $5 million.

Bank Loans
Depending on a company’s situation, a traditional commercial construction loan obtained from a bank could be a good option. The repayment terms, as well as down payment requirements, and rates will vary. It is common for a 10 percent down payment to be required with a 25-year repayment term. There are variable loan rates and fixed loan rates available.

Mezzanine Loans
This type of loan may be a good option with a loan-to-cost ratio that is low and a borrower may need to provide some additional money. This loan is secured with stock. If a company defaults on this type of loan, the lender can turn it into an equity stake. A mezzanine loan enables the borrower to have more leverage and can obtain a loan-to-cost ratio as high as 95 percent.

Application Process
Once a company has determined a lender for its commercial construction loan, the application process must be carefully completed. A lender will evaluate the financials of the company owner as well as the company. Credit scores and other factors are used to determine loan approval as well as the loan’s terms, interest rates and more.

It is always exciting for a company when it reaches a point where it needs to expand. Getting financing can be a challenge, but it is always worth the effort. When a company understands the purpose for their loan, it will help guide them. Learning about the type of loans and requirements can make the loan process an easy experience.

If you’re a real estate investor looking to increase your profits, we have great news for you. Our company specializes in providing fast financing solutions to investors. You’ll be able qualify much faster and easier than with traditional bank financing. All you need is a property and basic information about the area. You’ll be able to bid on more properties and complete more projects while we take care of the rest. This article will explain the basics of hard money loans and how you’ll be able to take advantage of this special investment opportunity!

What is a Hard Money Loan?

A hard money loan is a form of temporary real estate financing. The most common types of hard money loans in North Charleston, South Carolina are rehab loans and bridge loans. A rehab loan is used to purchase a property, fix it up, and then sell it for a profit. A bridge loan provides a temporary loan to purchase a property with very little or no out of pocket expense. After the project is completed, the loan is repaid in full. Hard money loans focus on the quality of the property and the potential of the project. Less emphasis is placed on the borrower.

What is the Criteria to be Approved for a Hard Money Loan?

A hard money loan is much easier to qualify for than traditional mortgage financing. While the borrower is still subjected to review, more emphasis and weight are given to the project’s success. This means that the borrower should select a solid property that would be a good candidate for rehabilitation. Credit, income, and assets are reviewed; however, aren’t the main determining factor. This is because the term of the loan is typically only between one and five years.

Upon selecting the perfect property, you’ll want to ensure that a recent appraisal has been conducted. If a home inspection hasn’t been completed, it’s a great idea to have one done. The appraisal should include comparable home sales in the area within recent history. A home inspection provides the borrower and lender with a better idea of the true condition of the property. While this may be an out of pocket expense, it’s a worthwhile investment to avoid potential problems down the road.

How Does a Hard Money Loan Differ from a Bank Loan?

Bank loans are typically designed for homeowners that intend to occupy the dwelling or use it as a vacation home. Hard money loans are strictly for those seeking to make income from the property through resale. Since the loan terms are much shorter, hard money loans also come with a higher cost. Interest payments and balloon payments are common with hard money loans. Overall, a traditional real estate loan takes the borrowers history into consideration; whereas, a hard money loan is more concerned with the collateral.

Although credit, income, and assets aren’t major considerations with a hard money loan, they may still be reviewed to get an overall picture of your financial situation. It’s always a good idea to have your financial information in order and ready for review.

How Do I Apply for a Hard Money Loan in North Charleston, South Carolina?

Once you have your property selected and the related information, you’ll be able to apply. We offer a convenient online application, or you can reach out by phone. Our loan representatives will review your request and issue you a pre-approval when possible. You’ll then supply any necessary documents and prepare for funding. The process moves quickly, so it’s important that you’re in contact with us and provide any additional information that’s requested. At settlement, you’ll sign the documents and be able to ask any questions. You’ll then receive the funds for your property. For fast approvals and funding within days rather than weeks, get in touch with us. We’ll be happy to get you on the way to your next big project, today!


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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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