Bridge & Hard Money Loans
The deal won't wait for a bank committee. Investor bridge financing that can cover up to 100% of the purchase price and up to 100% of the rehab — sized off the property's after-repair value, with no income verification and closings in as few as 7 business days.
A bridge loan — also called hard money — is short-term investor financing secured by the property, built for speed: acquire, renovate, and refinance or sell. These loans are sized off the property's after-repair value rather than the borrower's income, with no income verification, and can close in as few as 7 business days.
Key Takeaways
- Short-term financing sized off after-repair value, not personal income.
- No income verification.
- Closings in as few as 7 business days.
- Built to acquire and renovate, then refinance or sell.
“Speed costs money — that's the honest math. When the deal justifies it, bridge capital gets you in fast and you refinance into long-term financing on the other side.”
— Vision One Mortgage, Inc. · NMLS #7861
Have a live deal? Get a scenario solution fast.
Send us the numbers — price, rent, credit — and a NonQM Rates specialist will structure it, typically same business day.
Submit Your Deal ScenarioReviewed by Vision One Mortgage, Inc. · NMLS #7861 · Last reviewed: October 2026
Bridge & Fix-and-Flip Loans at a glance
| Guideline | Bridge Loans | Fix-and-Flip Loans |
|---|---|---|
| Purchase financing | Up to 100% of purchase price | Up to 100% of purchase price |
| Total leverage (LTC) | Up to 100% LTC | Up to 95% LTC |
| Max of after-repair value (ARV) | Up to 80% ARV | Up to 80% ARV |
| Rehab financing | — | Up to 100% of rehab cost, via draws |
| Loan amounts | $75K–$5MM | $100K–$5MM |
| Terms | 12, 18, or 24 months; interest-only options | |
| Advertised starting rate | Rates as low as 8.25% (advertised; actual rate varies — see note) | |
| Fees | No application fee · No appraisal fee · No prepayment penalties · No exit points | |
| Income verification | None required — no pay stubs or W-2s | |
| Valuation | In-house valuation — no third-party appraisal required | |
| Occupancy | Non-owner-occupied investment properties only | |
| Property types | SFR, 2–4 units, condos, PUDs, manufactured homes | |
| Transaction types | New purchase · Delayed purchase refinance (within 6 months) · Seasoned finance (held 6+ months) | |
| Speed | Pre-qualify online in minutes; close in as few as 7 business days | |
Sample bridge program details, retrieved October 2026. Subject to change — verify current guidelines before relying on them. Leverage depends on credit profile, investor property-exit experience, and ARV. Rates vary by loan terms, borrower qualifications, LTV, and property factors.
Bridge vs. DSCR vs. hard money
Speed costs money — the honest question is whether the deal justifies it. Here's how short-term bridge capital compares with the long-term exit most investors refinance into, and with traditional hard money. New to Non-QM? Start here.
| Feature | Bridge / Fix-and-Flip | DSCR — the buy-and-hold exit | Traditional hard money |
|---|---|---|---|
| Typical term | 12–24 months, interest-only options | Long-term hold financing — years, not months | Often 6–24 months |
| Income verification | None required — qualification is deal-based | No tax returns or W-2s — qualified off the property's rental income | Varies — often deal/asset-based rather than income-based |
| Speed to close | As few as 7 business days | Weeks — full underwrite on a stabilized property | Days to weeks, depending on the lender |
| Cost framing | Higher short-term cost in exchange for speed and flexibility — no prepayment penalty or exit points | Lower long-term cost for stabilized rentals you plan to hold | Often the most expensive per month; points and fees vary widely |
| Exit strategy | Sell after renovation, or refinance into DSCR | Hold and collect rent | Sell or refinance |
| Best fit | Fix-and-flip, BRRRR, or racing a closing deadline | A stabilized rental you intend to hold for years | Fast closings when bridge terms don't fit the deal |
Sample comparison for illustration; guidelines vary by investor and are subject to change.
Speed-first investors
- Fix-and-flip investors
- Value-add / BRRRR renovators
- Buyers racing competing offers
- Investors refinancing a recent cash purchase (within 6 months)
- Borrowers bridging to long-term DSCR financing
Built for velocity
- Up to 100% of purchase price — leverage is sized off after-repair value (up to 80% ARV)
- Rehab funded via draws — up to 100% of rehab cost on fix-and-flip loans
- No income verification — no pay stubs, no W-2s; pricing based on 20+ property factors
- No prepayment penalties, no exit points — flip or refinance out freely
- Close in as few as 7 business days — pre-qualify online in minutes
Leverage depends on FICO, investor property-exit experience, and ARV — and terms are subject to change. We'll be straight about the math on your deal. Send us your deal or call 949-241-9489. NMLS #7861.
How a fix-and-flip bridge deal can pencil out
Illustrative example — not a quote or commitment to lend.
An investor in Texas finds a single-family home listed at $320,000 that needs roughly $70,000 in rehab. Comparable renovated homes nearby suggest an after-repair value around $500,000.
A fix-and-flip bridge loan covers the purchase, with the rehab funded through draws as work is completed and inspected — so the investor isn't fronting the full $70,000 out of pocket. The loan closes in days rather than weeks, the renovation runs about four months, and the exit is a sale — with no prepayment penalty for paying the loan off the moment the property sells. If the investor instead decided to keep the home as a rental, the natural exit would be refinancing into long-term DSCR financing.
Every deal's math is different — this walkthrough of bridge loans for real estate investors covers how to size one up.
Who bridge and hard money isn't for
- Owner-occupants. These loans are for non-owner-occupied investment properties only — not primary residences.
- Buy-and-hold investors with a stabilized property and no deadline. If the property already cash-flows and you're in no rush, long-term DSCR financing is usually cheaper than paying short-term capital costs.
- Anyone without a realistic exit inside the 12–24 month term. Bridge capital assumes a sale or refinance on a timeline — if your exit is "someday," the structure works against you.
- Borrowers uncomfortable with higher short-term carrying costs. You're paying for speed and flexibility; the monthly cost reflects that.
- Buyers who can wait for bank financing. If your timeline allows a full conventional underwrite, the lower long-term rate is usually worth the wait.
FAQ
How fast can bridge loans actually close?
Close in as few as 7 business days when valuation and title cooperate. Pre-qualification can happen online in minutes. Send the deal early and we'll give you a realistic timeline.
What's the exit strategy?
Most investors exit via sale after renovation or refinance into long-term financing like DSCR. There's no prepayment penalty and no exit points, so you're free to exit whenever the deal is ready.
Do you fund the rehab too?
Yes — fix-and-flip loans can cover up to 100% of the rehab cost, disbursed via draws as work completes. Tell us your scope of work and we'll structure it.
Is there really no income verification?
Correct — no pay stubs or W-2s. Qualification is based on the property and the deal: pricing considers 20+ property factors, and leverage depends on FICO, your property-exit experience, and ARV.
Can I refinance a property I just bought with cash?
Yes — delayed purchase refinance (within 6 months of purchase) and seasoned finance (held 6+ months) are both supported transaction types.
How is a bridge loan different from a DSCR loan?
Bridge is short-term speed capital — 12–24 months, no income verification, built to get you into the deal fast. DSCR is long-term hold financing qualified off the property's rental income, with no tax returns or W-2s. Many investors use bridge to acquire and renovate, then refinance into DSCR to hold. More on how DSCR loans work.
Your path from scenario to funded
No black box. Here is exactly how a deal moves with us — and what happens after you close.
Submit your scenario
Price, rent, credit, timeline. Get a straight answer on program fit — typically same business day.
Know your numbers
This page is step two. By the time you apply, you already understand the structure — no surprises.
Apply with a short checklist
A focused application built around the document checklist on this page. Nothing extra, nothing missing.
Close — then what’s next
Milestone updates through closing. After you fund, we watch for refinance windows and your next acquisition.
Plan your exit before you enter
Every investor loan needs an exit strategy. Here are the paths investors typically take from here — we help you pick the right one before you commit.
- DSCR takeout refinance into a long-term rental loan
- Conventional refinance after stabilization
- Sell the property
Ready to run your numbers?
Every deal is different — submit your scenario and get a straight answer on program fit and structure, typically same business day.
Submit Your Deal ScenarioSend us your deal
Fast answers for fast deals. NMLS #7861.
