Yes, we are a direct lender, which simply means that the money we fund our loans with is our own and is readily available. Some lenders must raise money to fund their loans or have to go out and find a direct lender to fund their loans, we do not.

Visit and hit apply! You will get a response within 24 hours from that submittal or contact us at 1-800- 877-0883 to discuss your scenario.

Typically, you will only need to provide minimal documentation to obtain a loan from us. The vast majority of our borrowers are only required to fill out our one-page application and provide entity formation documents if they are buying in a corporate name.

If you have a low credit score, Restoration Capital may still fund your loan. Our primary funding criteria is based on the equity in the real estate and your "exit strategy". Credit scores are not a factor for approval. While we pull a credit report for each new borrower, we do not place significant value on the trade lines or credit scores. We do, however, review the “Public Records” section to make sure there are no open judgments, liens, and/or bankruptcies. That being said, a more in-depth review of your credit report will depend on your exit strategy. For instance, if you have found a great deal on a property from a distressed seller, and you intend to merely “flip” the property and all you need is short-term capital to carry you until you re-sell the property, credit scores are not that relevant. If, however, you intend to rehab the property and carry it as a rental, then you will need to refinance out of our loan. In such a case, we will take a closer look at your credit to confirm that you have the ability to refinance the loan before risking capital in the deal. 

When a borrower owns an investment property and it is currently on the market for sale, and needs capital to fund their next real estate deal. Being a private money lender, we would make a loan secured by the property until it is sold. This way they do not miss out on their next deal awaiting the sale of the property they own.

Reserves are the amount of easily accessible cash in a liquid account. Real estate investors should always maintain a minimum level of reserves to cover unexpected expenses and interest payments. Acceptable reserve accounts are checking, savings, money market or brokerage accounts; any account that can be accessed rapidly.

There are no “set” fee schedules. However, hard money loans generally cost 2-5 points. One-point equals 1% of the loan amount. Some or all of these points may have to be paid up-front, but occasionally we will let you build the points into the back of the loan (we will increase the loan amount to cover the points). You will have to pay for a site inspection of the property, some document preparation fees, and perhaps a credit report and wire fee. Any required fees will be disclosed to you up-front. No surprises from us - ever.

No. State and Federal laws have strict disclosure requirements for consumer mortgage loans. Restoration Capital does not lend on primary, owner occupied residences. Our loans are for investment and/or business purposes only.

Every hard money deal has different lending criteria and different point structures and interest rates. As a general rule, count on an interest rate of 12%, and you will probably have to pay anywhere from 2-5 points. Sometimes we will require points to be paid up-front, while other times we can build them into the loan amount. We have come to find that each hard money deal is unique and it is impossible to provide exact numbers and loan structure until the deal is reviewed and approved, although all loan terms are always disclosed up-front and long before settlement. 

Judgments and liens that appear on your title must be paid off at closing but, after payment of these items, you may use any additional equity in your property to get cash at closing up to the “loan-to-value” limits.

For instance, if you have a property valued at $100,000.00, and owe $30,000.00 in tax liens, and we approve a loan for 65% of the value of your property, then you will be able to take an additional $35,000.00 at closing for your own use, less any applicable closing costs and lender fees. As a general rule of thumb however, we like to know where our loan proceeds are going. 

Yes. As with a conventional loan, we will require you to pay for a title search of the property to make certain that you have proper title to the property and Restoration Capital will be in first lien position. You will also have to pay for the title/escrow company to close your loan, record a deed of trust in the land records, and issue lender’s title insurance to protect the lender’s interest in the property.

Sometimes. We will generally lend you up to 70% of the property value and, unlike a conventional lender, will not reduce the loan amount just because the purchase price is much lower than the property value. Thus, if you buy right, you may be able to get a loan for 100% of the purchase price, although most times we require you to at least pay closing costs so the Borrower has some “skin in the game.”

For example, if you find a property worth $100,000.00 and get the sellers to unload it for $60,000.00, we may well give you the full $60,000.00 purchase price.

On the other hand, if you are buying a rehab property that is worth only what you are paying for it until such time that it can be repaired, we will most likely will do one of two things: 1) give you only up to 65% of the purchase price (which means you must find the other 35%); or 2) give you the full purchase price and require you to establish a construction reserve to insure you make the repairs to increase the value to an amount substantially higher than the original purchase price. 

Maybe. Every deal is different. Once your deal is preliminarily reviewed, you will be told by the underwriter which documents you will need to provide. Generally, if are preparing to originate a larger loan, such as more than half a million dollars, we might want to get to know you a little better before committing to the loan. 

We look at sold comparables, DOM (days on market) and active listings to help us figure out value. Our target price range is a 90-day sales price.
Yes. If your real estate transaction requires a lending pre-approval letter, we can provide that to you. If your request comes in before 5 PM, you can count on receiving it the same day it is requested.

Restoration Capital loves to fund trustee sale purchases. We fund so many that most theTrustees in the region smile when they learn that Restoration Capital is funding the deal. Once an investor is the winning bidder of a property at the trustee sale, they should submit a loan application immediately. This allows us to begin the analysis of your project so once the trustee’s deed has been prepared and title is clear, we can fund immediately.

Our average closing is 5 to 7 business days. However, if we have the necessary documentation in place, we can close in as little as 2 days. Each transaction is handled on a case by case scenario. However, in an emergency situation such as foreclosure, we have the ability to have our third-party venders speed up the process to accommodate you and we have been known to put deals together with a same day close.

The bridge loan is useful when a borrower only needs financing for a short time frame where a long-term fixed rate loan does not make sense. A hard money bridge loan can be used by real estate developers, real estate investors, or other business entities to take advantage of commercial opportunities that typically do not meet traditional bank standards.

Because we lend on ARV, verification of the construction listed on the schedule of work is required. 
The process is as follows:
  1. Draw requests are made for reimbursement of work detailed on the schedule
  2. Inspection of completed repairs is ordered and a title bring-down may be required
  3. A Restoration Capital inspector verifies the work has been completed
  4. Restoration Capital issues funds typically via an ACH payment directly to the Borrower’s bank account

Yes, we have met most of our borrowers directly. We enjoy meeting for coffee, lunch and the occasional sporting event! We also are active with many of the regions charitable organizations and enjoy bringing our clients to the events we attend.

Hard money is not appropriate in some circumstances: When you need money “long term.” Most hard money deals are for no more than 6 months to 2 years;

When the deal is “tight.” Don’t look for hard money loans higher than 65-70% of the conservative property value, if that. Hard money lenders aren’t interested in losing money, and the only way to ensure that is to lend based upon very conservative loan-to-value ratios;

Oddball properties. Not many hard money lenders are looking to get involved in farm operations, mobile homes, gas stations or geo-desic domes.

Principal residences. Restoration Capital, LLC is not properly licensed to provide loans to owner-occupants. We only lend on commercial or investment properties for business purposes. If you plan on moving into the property immediately after closing, we are happy to provide you with an appropriate referral.

You can, and certainly the interest rate is bound to be much lower than a hard money loan. Just remember that the more credit you take out on existing credit lines, like the ones you may have on several of your rental properties, the lower your credit score will go, as potential creditors don’t like to see you “maxing out” your available credit. It is a sign of potential distress. Most hard money lenders (like us) are private companies or individuals and do not report to the credit bureaus, so your credit scores are better protected.

No. Although we like to let our capital work for us, we don’t believe in penalizing speed.

Usually yes. Although there are times when we will not allow secondary liens, most times we don’t worry about where you come up with the remaining money to buy the property, whether from a relative, seller held promissory note, or business partner. Just let us know you are planning on obtaining financing from another source up-front – no one likes surprises in the world of finance!

No. Each deal stands on its own. If it makes good loan sense, you will get the loan regardless of how many properties you own.

No. We determine value in several different ways: 1); internal appraisal by our underwriting team 2) appraisal from real estate broker (Broker Price Opinion); and/or 3) appraisal from a licensed appraisal. You will be charged up-front for our valuation of the property and we will obtain the type of appraisal that best allows us to determine value. These fees are non-refundable.

With a cash out refinance, you can always roll the closing costs into the loan. On purchases however, occasionally we will allow you to roll the points into the loan. However, most other title and lender fees, or other closing costs, will have to be paid by you at closing.

Both. If a property does not need repairs, we will lend up to 70% of the “as is” value. If property does need repairs, we will lend up to 70% of ARV (after repair value).