Best Hard Money Lenders 2026: Top Picks for Fix-and-Flip and Bridge Loans
Comparing the best hard money lenders of 2026: Kiavi leads for fast fix-and-flip closes (5 days, 95% LTC), RCN Capital for portfolio scaling, and Lima One Capital for flexible programs across experience levels. Rates, LTV limits, and requirements compared.
If you need a hard money lender in 2026, Kiavi leads for fix-and-flip speed (5-day closes, up to 95% LTC), RCN Capital is the best for experienced investors scaling a portfolio, and Lima One Capital offers the most flexible program menu for both new and seasoned investors. We evaluated 5 national hard money lenders across rates, LTV limits, closing speed, and experience requirements. All picks are licensed and actively lending in 2026.
How We Ranked These Hard Money Lenders
We evaluated each lender across 4 criteria:
| Criteria | Weight | Why It Matters |
|---|---|---|
| Rates & Fees | High | Hard money rates (9–15%) and origination fees (1–3 pts) dramatically affect deal profitability |
| LTV / LTC Limits | High | Determines how much capital you need to bring to close |
| Closing Speed | Medium | Fix-and-flip deals often require 7–14 day closes to stay competitive |
| Borrower Requirements | Medium | Minimum experience, credit, and liquidity requirements vary significantly |
Data sources: Lender websites (rates verified May 2026), Scotsman Guide top originators list, BiggerPockets lender reviews, National Private Lenders Association member data, NMLS licensee database.
1. Kiavi — Best for Fast Fix-and-Flip Financing
Best for: Active fix-and-flip investors who need to close in days, not weeks
Rates: 9.25%–12.5% (interest-only)
Origination fee: 1.5–2.5 points
Max LTC: Up to 95% of purchase + 100% of rehab
Min credit score: 640
Closing timeline: As fast as 5 business days
Kiavi (formerly LendingHome) is purpose-built for residential fix-and-flip investors. Their technology-driven underwriting process generates term sheets within hours and closes in as little as 5 days. The 95% LTC structure means experienced borrowers can close deals with minimal cash out of pocket. Kiavi has funded over $18 billion in loans since inception, making them one of the largest dedicated fix-and-flip lenders in the country.
Pros
- Industry-leading close times (5–15 days) on residential 1–4 unit properties
- Up to 95% LTC and 100% of renovation costs covered for experienced borrowers
- Online borrower portal with real-time loan tracking
Cons
- Residential 1–4 unit only — no commercial or multifamily above 4 units
- Rate pricing improves significantly with experience tier — new investors pay more
- 640 minimum credit score excludes some borrowers
Who This Is Best For
Active fix-and-flip investors who do multiple deals per year and need a lender that can match the speed of auction purchases or competitive markets. New investors will qualify but at higher rates. Not suited for BRRRR or long-term rental holds — this is a short-term bridge product.
2. RCN Capital — Best for Experienced Investors Scaling a Portfolio
Best for: Investors with 3+ completed projects scaling to higher loan amounts
Rates: 9.99%–13.99% (fix-and-flip); 7.49%–9.99% (DSCR rental)
Origination fee: 1.5–3 points
Max loan amount: Up to $2.5 million
Min credit score: 620 (fix-and-flip); 660 (rental)
Closing timeline: 10–14 days
RCN Capital offers a full product suite covering fix-and-flip, new construction, multifamily bridge, and DSCR rental loans — making them a single-lender solution for investors running multiple strategy types simultaneously. Their experience tiers offer rate discounts for borrowers with 10+ completed projects. The $2.5M loan limit and multifamily capability (up to 20 units) make RCN one of the few hard money lenders that can scale with a serious portfolio operator.
Pros
- Full product menu: fix-and-flip, bridge, new construction, DSCR rental, multifamily
- $2.5M loan limit and 20-unit multifamily capacity for scaling investors
- Experience tier pricing rewards repeat borrowers
Cons
- Not optimized for speed — 10–14 day closes lag behind Kiavi for auction situations
- Rate range is wide — newer borrowers will be at the higher end
- Stricter documentation requirements than tech-first lenders
Who This Is Best For
Portfolio investors running multiple strategies simultaneously who want one lender relationship across fix-and-flip, BRRRR, and long-term rental. Strong for investors targeting $500K–$2.5M projects. Not the best fit for first-time investors or deals requiring sub-7-day closes.
3. Lima One Capital — Best for Flexible Programs Across Experience Levels
Best for: New to mid-experience investors who want flexible program options with clear tier structure
Rates: 9.99%–13.99% (fix-and-flip); 7.25%–9.75% (rental DSCR)
Origination fee: 1–3 points
Max LTV: Up to 90% LTV on purchase; up to 90% LTC
Min credit score: 600 (with compensating factors)
Closing timeline: 10–21 days
Lima One Capital operates a tiered program structure that accommodates investors from their first deal through seasoned portfolio operators, with named tiers (FlipperI, FlipperII, etc.) that define clearly what each experience level can borrow and at what rate. Their 600 minimum FICO (with compensating factors) is among the most accessible in the national hard money market. Lima One also offers ground-up construction and multifamily bridge products.
Pros
- Accessible to first-time investors with 600+ credit score
- Transparent tier structure makes underwriting expectations clear upfront
- Nationwide coverage and ground-up construction capability
Cons
- Slower close timelines than Kiavi — not competitive for days-to-close auction situations
- Origination fees on lower tiers can run 2.5–3 points
- Processing can slow during high-volume periods per borrower reviews
Who This Is Best For
Investors on their 1st–5th deals who want a lender that clearly defines the path from new investor to seasoned tier pricing. Also strong for investors who need ground-up construction financing alongside fix-and-flip from one lender.
4. Park Place Finance — Best for Competitive Rates in the Western U.S.
Best for: Investors in CA, TX, CO, WA, OR, and other western states seeking below-market rates
Rates: 8.99%–12.99%
Origination fee: 1–2.5 points
Max LTV: Up to 75% ARV
Min credit score: 620
Closing timeline: 7–14 days
Park Place Finance focuses on residential fix-and-flip, bridge, and rental loans in western and sunbelt states with competitive rate pricing — rates starting at 8.99% are among the lowest from a hard money lender in 2026. They are not a nationwide lender (check state availability), but where they operate, their rate-plus-fee structure often outcompetes national players by 0.5–1.5 points on the rate and 0.5–1 point on origination.
Pros
- Rate-starting-point of 8.99% is among the lowest nationally for hard money
- Clean online application and responsive communication per borrower reviews
- Lower origination fees than most national competitors (1–2.5 pts)
Cons
- Not available in all states — primarily western and sunbelt markets
- 75% ARV cap is more conservative than Kiavi or Lima One on LTV
- Smaller operation — less infrastructure than national lenders for complex deals
Who This Is Best For
Experienced investors in CA, TX, CO, WA, and adjacent states who prioritize rate competitiveness and are comfortable with a regional lender. Less suited for investors who need cross-state lending relationships or very fast close timelines.
5. Visio Lending — Best for Long-Term DSCR Rental Loans from a Hard Money Background
Best for: Investors who want to take bridge loans to permanent DSCR financing with one lender
Rates (DSCR): 7.25%–10.5%
Origination fee: 0.5–2 points
Max LTV (DSCR): Up to 80%
Min credit score: 680 (DSCR)
Loan terms: 30-year fixed, 5/1 ARM, 7/1 ARM available
Visio Lending specializes in DSCR (Debt Service Coverage Ratio) rental loans for 1–4 unit and small multifamily properties — the long-term financing product that BRRRR investors need at the end of the refinance phase. They qualify borrowers based on the property's rental income, not personal income, making them accessible for self-employed investors with complex tax returns. Visio is not a hard money lender in the traditional sense but completes the bridge-to-perm stack for investors using Kiavi or RCN for acquisition.
Pros
- No personal income verification — DSCR qualification only
- 30-year fixed DSCR rates starting at 7.25% competitive in the market
- Works for self-employed and high-write-off borrowers who can't qualify conventional
Cons
- Not a fix-and-flip or short-term bridge lender — DSCR/rental only
- 680 credit minimum is higher than most hard money lenders
- No renovation or ground-up construction products
Who This Is Best For
BRRRR investors who need long-term DSCR financing to refinance out of a hard money loan and hold the rental. Also ideal for investors acquiring stabilized rentals who can't qualify for conventional financing due to self-employment income. Use alongside Kiavi or RCN for the full acquisition-to-hold stack.
Quick Comparison
| Lender | Best For | Rates | Max LTC/LTV | Min FICO | Close Time |
|---|---|---|---|---|---|
| Kiavi | Fast fix-and-flip | 9.25–12.5% | 95% LTC | 640 | 5–15 days |
| RCN Capital | Portfolio scaling | 9.99–13.99% | 90% LTC | 620 | 10–14 days |
| Lima One Capital | New–mid investors | 9.99–13.99% | 90% LTC | 600 | 10–21 days |
| Park Place Finance | Western U.S. rate savings | 8.99–12.99% | 75% ARV | 620 | 7–14 days |
| Visio Lending | DSCR rental (BRRRR exit) | 7.25–10.5% | 80% LTV | 680 | 15–30 days |
How We Researched This
This guide draws on lender websites (rates and terms verified May 2026), Scotsman Guide's top originators data, BiggerPockets lender reviews and forum discussions, National Private Lenders Association member data, and NMLS licensee verification. We cross-referenced advertised rates with borrower-reported actual rates in real estate investor forums to identify lenders where advertised rates match real-world outcomes. Lenders with unresolved NMLS complaints or significant borrower-reported bait-and-switch rate issues were excluded. Last updated: May 2026. We review this guide quarterly given rate environment volatility.
Frequently Asked Questions
What are typical hard money loan rates in 2026?
Hard money loan rates in 2026 typically range from 9% to 14% for fix-and-flip and bridge products. DSCR rental loans run 7–10.5%. Rates are driven by borrower experience, credit score, LTV requested, and property type. The rate environment in 2026 remains elevated compared to 2020–2021 lows.
What is the difference between a hard money loan and a DSCR loan?
Hard money loans are short-term (6–24 months) bridge financing for acquisition and renovation, typically interest-only. DSCR (Debt Service Coverage Ratio) loans are long-term (30-year) rental financing where qualification is based on the property's rental income rather than the borrower's personal income. Most BRRRR investors use hard money to acquire and renovate, then refinance into a DSCR loan to hold.
How much do I need to put down for a hard money loan?
Most hard money lenders require 10–20% of the purchase price down for experienced borrowers, with additional reserves for renovation costs (often covered by the lender up to 100% of rehab budget). First-time investors typically need 15–25% down. The total cash-to-close is lower than traditional financing when lenders cover renovation draws.
What credit score is required for hard money lending?
Minimum credit scores vary by lender: Lima One accepts 600 with compensating factors, Kiavi requires 640, RCN Capital requires 620, and Visio Lending requires 680 for DSCR. Hard money lenders weight property equity and project viability more heavily than conventional lenders, making credit score one of several factors rather than a primary qualifier.
Can I get a hard money loan as a first-time investor?
Yes — Lima One Capital, RCN Capital, and Kiavi all have programs for first-time investors. Expect higher rates (1–2% more than experienced tiers), lower LTC limits, and stricter liquidity requirements. Your first deal builds the experience record that unlocks better terms on subsequent loans.
How do hard money loan points work?
Points are upfront loan origination fees expressed as a percentage of the loan amount. One point equals 1% of the loan. A $300,000 loan with 2 points costs $6,000 at closing. Points are a direct deal cost and must be factored into your profit calculation alongside interest payments and renovation budget.
What happens if my fix-and-flip project goes over schedule?
Most hard money loans include extension options (typically 1–3 month extensions at an additional 0.5–1% fee). Communicate proactively with your lender if you see delays — extensions are routinely granted for borrowers in good standing. Failing to communicate and defaulting on the maturity date triggers default interest and legal costs that will eliminate your profit margin.
Are hard money lenders regulated?
Hard money lenders making residential loans are regulated at the state level and must hold NMLS licenses in states where they operate. Verify any lender at nmlsconsumeraccess.org before borrowing. Commercial hard money loans (5+ units, land, commercial property) have different regulatory frameworks and may require less licensing.
Important Disclosures
This content is for informational purposes only and does not constitute financial or lending advice. Hard money loan rates, terms, and availability change frequently and vary by borrower qualification, property type, and state. Verify current rates and terms directly with each lender. Real estate investing carries significant risk including loss of capital. Consult a licensed financial advisor and real estate attorney before making investment decisions. Some links on this page may be affiliate links; this does not influence our rankings — our methodology is described above.