What is the difference between LTC and LTV?

Loan-to-cost (LTC) compares the loan to what the project costs you, including purchase and renovation. Loan-to-value (LTV) compares the loan to what the property is worth.

Does 100% financing mean I bring no cash to closing?

No. Up to 100% applies to the purchase price and rehab budget, subject to an after-repair value cap. Closing costs, reserves and interest are paid separately, and final terms are set in underwriting.

Can I use more than one program on the same property?

Yes. A common path is a short-term bridge or fix and flip loan during the renovation, followed by a 30-year DSCR loan once the property is rented.

Are these loans for a home I will live in?

No. All of our programs are business-purpose loans for non-owner-occupied investment property.

How do I find out which programs I qualify for?

Complete our short prequalification form or call 1-800-674-3804. Share the property, your plan and your timeline, and we will point you to the right program.

All Loan Programs

Compare Investor Loan Programs

Every program below is business-purpose financing for non-owner-occupied investment property, in all 50 states and Washington, D.C. Start with what you want to do, then compare the options side by side.

What do you want to do?

Buy, renovate and sell. Start with a fix and flip loan, or size on finished value with an ARV loan.

Best starting pointHard Money LoansFix & Flip Financing ARV LoansAfter-Repair Value Lending

Side by Side

Every Program at a Glance

Program	Best for	Term	Maximum leverage	Mainly based on
Hard Money Loans	Flipping a house	Short-term	Up to 100% of purchase + rehab, ARV capped	The property and your project plan
ARV Loans	Heavier renovations	6–12 months	Sized on after-repair value, up to 100% of rehab	The value after renovation
Ground-Up Construction Loans	Building from entitled land	Short-term	Up to 90% LTC	A shovel-ready plan and budget
Multifamily Bridge Loans	Value-add 5–10 unit buildings	Short-term	Up to 90% LTC	Your business plan; current cash flow isn't considered
Bridge Loans	Time-sensitive acquisitions	Short-term	Up to 90% LTC	The property and your exit plan
DSCR Loans	Buying or holding rentals	30-year fixed	Up to 80% LTV on purchase	Rental income and a 680+ FICO
Cash-Out Refinance	Pulling equity from a rental	30-year fixed	Up to 75% LTV	Rental income and a 680+ FICO
Rental Portfolio Loans	Scaling several rentals	Long-term	Set by the portfolio	Cash flow, not personal income

Hard Money Loans

Best for: Flipping a house
Term: Short-term
Maximum leverage: Up to 100% of purchase + rehab, ARV capped
Mainly based on: The property and your project plan

ARV Loans

Best for: Heavier renovations
Term: 6–12 months
Maximum leverage: Sized on after-repair value, up to 100% of rehab
Mainly based on: The value after renovation

Ground-Up Construction Loans

Best for: Building from entitled land
Term: Short-term
Maximum leverage: Up to 90% LTC
Mainly based on: A shovel-ready plan and budget

Multifamily Bridge Loans

Best for: Value-add 5–10 unit buildings
Term: Short-term
Maximum leverage: Up to 90% LTC
Mainly based on: Your business plan; current cash flow isn't considered

Bridge Loans

Best for: Time-sensitive acquisitions
Term: Short-term
Maximum leverage: Up to 90% LTC
Mainly based on: The property and your exit plan

DSCR Loans

Best for: Buying or holding rentals
Term: 30-year fixed
Maximum leverage: Up to 80% LTV on purchase
Mainly based on: Rental income and a 680+ FICO

Cash-Out Refinance

Best for: Pulling equity from a rental
Term: 30-year fixed
Maximum leverage: Up to 75% LTV
Mainly based on: Rental income and a 680+ FICO

Rental Portfolio Loans

Best for: Scaling several rentals
Term: Long-term
Maximum leverage: Set by the portfolio
Mainly based on: Cash flow, not personal income

Figures are program maximums, not offers. Closing costs, reserves and interest are paid separately where they apply, and all financing is subject to underwriting, property eligibility and final loan terms.

FAQ

Frequently Asked Questions

Still have a question?

Talk to our team about your property and timeline.

1-800-674-3804

It depends on your plan. Fix and flip and ARV loans suit renovations you will sell, construction loans suit new builds, bridge loans suit time-sensitive or unstabilized properties, and DSCR loans suit rentals you plan to hold.

Talk With HWC

Have a property under contract or a project you are evaluating? Tell us where things stand and what financing questions you need to resolve.

Find Out If You Prequalify Call 1-800-674-3804