The best hard money lender for you is the one that funds your product, in your state, for your experience level — not simply the biggest name. This neutral rundown compares five leading national lenders on what actually decides a deal: their product mix, property types, closing speed, and experience requirements. We deliberately leave out rates and points, because those change constantly and vary by borrower; the durable differences are the mechanics below.
Disclosure: This guide is published by the Cook Brothers Mortgage Team at Cornerstone First Mortgage (NMLS #173855). We do not originate the hard money loans reviewed here; our specialty is helping investors refinance out of a maturing hard money loan (see the exit lane at the end). Lender details reflect publicly available program information at the time of writing and can change — confirm current state availability and requirements directly with each lender.
1. Kiavi
A tech-forward national lender covering fix-and-flip and bridge, DSCR long-term rentals on single-family and small multifamily, and new construction. Its buy-and-hold DSCR product qualifies on the property’s cash flow rather than personal income, and it markets a dedicated track for new investors.
Best for: High-volume investors who want a fast, tech-driven flip-and-refinance pipeline.
Watch out for: Not available in every state, and experience level still influences leverage — a first deal typically qualifies for lower leverage than a seasoned track record.
Visit Kiavi2. Lima One Capital
A full-lifecycle lender with FixNFlip, Fix2Rent, BridgePlus, new construction, and rental/multifamily DSCR programs. Its new-construction underwriting specifically weighs prior construction or general-contractor experience.
Best for: Investors who want one lender across the whole flip-to-rental lifecycle.
Watch out for: Standard fix-and-flip underwriting references a prior completed “exit” within the last 36 months, and a higher minimum credit threshold on short-term products can be a barrier for true beginners. Does not lend in every state.
Visit Lima One Capital3. RCN Capital
A direct private lender since 2010 offering ARV-based fix-and-flip, short-term bridge, long-term DSCR on non-owner-occupied 1–4 unit and multifamily, and ground-up construction. It notably accepts completed flips as qualifying experience toward buy-and-hold financing.
Best for: Investors transitioning flips into long-term rentals under one roof.
Watch out for: Pricing and leverage tiers reward a track record, and state-level licensing availability varies — verify current status in your state before paying any upfront due-diligence costs.
Visit RCN Capital4. Easy Street Capital
An asset-based lender with EasyFix fix-and-flip, DSCR rental, bridge, and new construction, known for fast closings and in-house draw management. The hard-money side uses no tax-return or income verification.
Best for: Speed-focused investors who want asset-based underwriting and quick draws.
Watch out for: Unusual geographic carve-outs apply — including specific metros, not just whole states — and a minimum credit score applies on the flip program. Confirm your target market is served before applying.
Visit Easy Street Capital5. Groundfloor
A beginner-friendly lender for renovation bridge loans and new construction on 1–4 unit residential, with DSCR options. It underwrites the deal — ARV and a contractor-backed renovation budget — as heavily as the borrower’s track record, with no income documents required.
Best for: First-time and lower-experience investors who need deal-based underwriting.
Watch out for: Funds are released on a draw schedule as work progresses (reimbursement-style), so you must be able to front rehab work between draws, and state availability differs by product line.
Visit GroundfloorThe Unclaimed Niche
Save My Hard Money Loan — Cook Brothers Mortgage Team
Every lender above is built to originate a hard money loan. Almost none is built to get you out of one on deadline. That is the lane the Cook Brothers Mortgage Team at Cornerstone First Mortgage works: planning the exit refinance — into a DSCR or conventional loan — before your balloon matures, so you are not scrambling after default-rate interest has already started.
Best for: Refinancing out of a hard money loan when it matures, before the balloon comes due.
Watch out for: Exits take time — start at least 90 days before maturity so an appraisal delay or title issue does not force an expensive extension.
See how to get out of a hard money loanHard money lender comparison
Mechanics only — product mix, property types, typical closing speed, and experience expectations. Always confirm current state availability with the lender.
| Lender | Products | Property types | Typical timeline | Experience |
|---|---|---|---|---|
| Kiavi | Flip, bridge, DSCR, new construction | SFR, small multifamily | Fast | New and experienced |
| Lima One | Flip, flip-to-rent, bridge, DSCR, construction | SFR, multifamily | Moderate | Prior exit often expected |
| RCN Capital | Flip, bridge, DSCR, new construction | 1–4 unit, multifamily | Moderate | All levels; tiers reward record |
| Easy Street | Flip, DSCR, bridge, new construction | SFR, small multifamily | Very fast | New and experienced |
| Groundfloor | Renovation bridge, new construction, DSCR | 1–4 unit residential | Moderate (draw-based) | Beginner-friendly |
Frequently Asked Questions
How do I choose a hard money lender?
Match the lender to your deal, not the other way around. Check four things before anything else: whether they lend in your state and property type, whether they fund your specific product (fix-and-flip, bridge, DSCR, or new construction), their experience requirements — some expect a prior completed deal — and how their draw schedule works if the property needs renovation. Only after those fit should you compare cost, because a cheaper lender that will not fund your deal or your market is no help.
What is the difference between a hard money lender and a DSCR lender?
A hard money lender makes short-term, asset-based loans for acquisition and renovation, underwritten primarily on the property and its after-repair value. A DSCR lender makes long-term loans qualified on the property’s rental income (its debt-service coverage ratio) rather than your tax returns. Many investors use hard money to buy and renovate, then refinance into a DSCR loan to hold the property long term.
What happens when my hard money loan matures?
At the maturity date the full balance comes due as a balloon payment. If it is not paid, the loan goes into default and default-rate interest begins accruing, and the lender can start the foreclosure process. Most investors avoid this by refinancing into permanent financing or selling before maturity — ideally starting the exit at least 90 days ahead.
Do hard money lenders work with first-time investors?
Some do and some do not. Deal-focused lenders like Groundfloor are explicitly beginner-friendly, while lenders such as Lima One reference a prior completed deal in their standard underwriting, which can mean tighter terms for a true first-timer. If you have no track record, prioritize lenders that underwrite the deal and the contractor budget rather than your experience.
Which lender is best for refinancing out of a hard money loan?
The lenders above are strongest at originating hard money loans. Getting out of one — before the balloon matures — is a different specialty. That exit refinance, into a DSCR or conventional loan, is what the Cook Brothers Mortgage Team at Cornerstone First Mortgage focuses on, so an exit is planned before the maturity deadline instead of after it.