— PRIVATE MONEY LOANS

Private Money & Hard

Money Loan Programs

Short-term, asset-backed real estate financing for time-sensitive acquisitions, renovation projects, and transitional scenarios where conventional timelines and documentation requirements cannot be met.

— ABOUT PRIVATE MONEY LENDING

Private & Hard Money
Loan Programs

Not every real estate opportunity fits inside a standard lending timeline. Properties that need renovation, acquisitions that require fast closings, and situations where conventional or Non-QM guidelines can’t currently be met – these are exactly the scenarios where private money lending is the right tool.

Pacific Home Loans has been structuring private money and hard money financing since 2018. We work with a network of private capital partners to provide asset-backed, short-term bridge loans for investors, developers, and buyers who need to move quickly, close cleanly, and transition to permanent financing on a defined timeline. Every private money transaction we close is built around a realistic exit strategy – because speed without a plan isn’t financing, it’s a problem.

— PROGRAM DETAILS

What is a
Private Money Loan?

A private money loan – also called a hard money loan – is a short-term real estate loan secured primarily by the collateral value of the property rather than the borrower’s income documentation or credit profile. These loans are funded by private investors and capital partners rather than traditional banks or agency channels.

Common use cases include:

  • Property acquisition – especially competitive or time-sensitive purchase scenarios
  • Bridge financing – carrying a property between transactions or financing stages
  • Renovation and rehabilitation – funding improvements before permanent financing
  • Fix-and-flip transactions
  • REO and short-sale acquisitions
  • Cash-out scenarios constrained by seasoning requirements

Private money is a transitional tool, not a long-term financing strategy. Every deal we fund includes a defined path to permanent financing.

→ DSCR / Investor Cash Flow Loans
→ Portfolio Loans & Flexible Financing Solutions

— PROGRAM DETAILS

What are Typical
Private Money Terms?

When Private Money May Be Appropriate:

  • Income documentation is incomplete, transitional, or does not yet meet standard program requirements
  • The property requires renovation before it can qualify for a permanent mortgage
  • An expedited closing is required to secure a competitive acquisition
  • Seasoning restrictions prevent a traditional cash-out refinance
  • Simultaneous acquisition and rehabilitation capital are needed
  • The borrower is building toward permanent financing and needs a bridge to get there

Each transaction must demonstrate a viable exit strategy.

— PROGRAM DETAILS

What are Typical
Private Money Terms?

Each transaction must demonstrate a viable exit strategy.

Program Highlights:

  • Asset-backed underwriting – collateral and exit strategy are the primary qualification factors
  • Credit profiles reviewed on a case-by-case basis
  • Flexible income documentation requirements depending on scenario
  • Potential for expedited closings relative to conventional timelines, subject to underwriting and appraisal
  • No seasoning requirement for certain cash-out scenarios, subject to valuation and investor approval
  • Interest-only structures are common

All loans remain subject to underwriting review and investor approval. Primary residence eligibility, where applicable, is subject to lender and regulatory guidelines.

The Exit Strategy Matters

Pacific Home Loans evaluates every private money transaction with the exit in mind. Before funding, our team assesses:

  • The intended permanent financing path – DSCR, bank statement, asset-based, or portfolio
  • Renovation timeline and stabilized property value
  • Projected rental income and market demand
  • Borrower liquidity and reserve position

A well-structured private money loan is one that closes efficiently and transitions to permanent financing without friction. That’s the standard we hold ourselves to on every deal.

Loan Terms:

  • Typical loan terms range from 12 to 24 months
  • Extension options may be available based on loan performance and lender approval
  • Interest-only payment structures are standard
  • Rates, points, and fees are higher than conventional or Non-QM products, reflecting the short-term and higher-risk nature of the program

Eligible Property Types:

  • Single-family residential properties
  • Condominiums, including condotels
  • CPR and site condominium properties
  • Investment and rental properties
  • Properties approved for short-term or vacation rental use

Eligibility is determined by collateral quality, investor guidelines, and zoning compliance.

— SPECIALIZED FINANCING

Private Money vs
Other Financing Options

Private Money vs DSCR
DSCR loans are long-term investment property financing based on rental income. Private money is the short-term tool you use to acquire or reposition a property before it’s ready for DSCR financing.

Private Money vs Asset-Based
Asset-based loans provide long-term mortgage solutions using balance sheet strength. Private money focuses on collateral value and execution speed for transitional situations.

Private Money vs Portfolio Lending
Portfolio loans offer sophisticated long-term structures for high-value and complex transactions. Private money bridges the gap when you need to act now and formalize the structure later.

→ DSCR / Investor Cash Flow Loans
→ Asset-Based Loan Programs
→ Portfolio Loans & Flexible Financing Solutions

— NON-QM LENDING

How Private Money Fits
Into the PHL Lending Platform

Traditional Agency Financing
↓
Alternative Documentation (Non-QM)
↓
Private Money – Bridge / Transitional Financing
↓
Portfolio Lending Solutions

This tiered structure allows borrowers to move from short-term execution capital into long-term permanent financing as the transaction matures and stabilizes.

Important Information:
Private money loans are short-term, higher-cost financing solutions. These products may have significantly higher interest rates, more points, or more fees than fully documented mortgage products. Loan approval is subject to collateral review, underwriting, and investor guidelines. Information provided is for educational purposes and does not constitute investment, legal, or tax advice.

Need to Move Fast on an Acquisition or Renovation?

Private money works when timing is the deciding factor. Our team has been structuring bridge and hard money financing since 2018 – we know how to evaluate collateral, move quickly, and build a realistic path to permanent financing. If you have a deal that needs to close, let’s talk about whether private money is the right tool.

Call 1-866-389-2778