Clients choose Little City Investments because:

  • Fast funding, typically within 7 business days or less.
  • Up to 100% financing for $100K – $2 million.
  • Up to 75% loan to value.
  • Competitive interest rates starting at 8.5%.
  • Appraisals often NOT required.
  • NO application fee.
  • NO income verification.
  • NO steep prepayment penalties.
  • We quickly fund projects that banks cannot.
  • We are direct lenders, not brokers.

Property Geographic Area Details

Houston, Austin, San Antonio, Dallas metro areas only

Loan Amounts

$100,000 to $2,000,000

Interest Rates

8.5% to 13%

Max Loan-To-Value

75.00%

Max Loan-To-Cost

100.00%

Origination Fees

2% to 4%

Loan Terms

12 months to 12 months

Lien Position

  • 1st

Loan Purpose

  • Investment Acquisition
  • Investment Refinance
  • Improve Subject Property
  • Use Equity to Invest in Another Property
  • Value Add Project
  • Development Project

Property Occupancy

  • Vacant
  • Tenant Occupied 100%
  • Tenant Occupied Partial
Minimum Occupancy Percentage

75%

Property Types and Loan Types

Collateral Types

  • Residential Property
  • Commercial Property

Property Types

  • 2-4 Units Residential
  • Auto Repair
  • Child Day Care
  • Club
  • Commercial Condominium
  • Commercial Land
  • Condominium
  • Hostel
  • Industrial
  • Mixed-Use
  • Multifamily
  • Office
  • Parking Lot
  • Residential Land
  • Retail
  • Single Family Residence
  • Storage Facility
  • Vehicle Parking

Loan Types

  • Private Money
  • Hard Money
  • Commercial Bridge
  • Residential Bridge
  • Residential Fix and Flip
  • Residential Rehab and Rent
  • Residential Ground-Up Construction

Land Loan

Land Types Considered

  • Residential Land
  • Multifamily Land
  • Industrial Land
  • Office Land
  • Retail Land
  • Hospitality Land
  • Special Purpose Land

Will Consider Land That is NOT Entitled

no

Existing Land Improvements Required

  • Street Access

Max LTV for Land

50.00%

Max LTC for Land Acquisition

100.00%

Purchase Loan

Max Loan-To-Purchase Price

100.00%

Borrower Must Have Property Under Contract

yes

Will Provide Proof of Funds Letter

yes

Will Consider Lending on Purchase from Auction

no

Allowed Source of Borrower’s Equity

  • Own Cash
  • Partner
  • Equity in Subject Property
  • Equity in Another Investment Property
  • Seller Financing
  • Gap Lender
  • Family

Rehab Value Add Loan

Experience Required

no

Minimum Number of Value-Add Projects Completed by Borrower

0

Will Provide Funds for Renovation Costs

yes

Max LTC for Renovation Costs

100.00%

Interest Charged for Renovation Costs

Entire Amount of Total Project Costs

Typical Number of Days for Funds Draw

1

Construction Loan

Development Experience Required

yes

Minimum Number of Ground-Up Construction Projects Completed by Borrower

1

Max LTC for Ground-Up Construction Costs

100.00%

Interest Charged for Construction Costs

Entire Amount of Total Project Costs

Will Lend on Partially Completed Construction Projects

yes

Details and Requirements

Typical Closing Time (Days)

7

Fastest Closing Time (Days)

5

Works With

  • Brokers
  • Borrowers

Payment Structure

  • Interest Only

Pre Payment Penalty

yes

4 months minimum interest

Will lend to a foreign national

yes

Will Allow Junior Position Mortgage(s) Behind Our Senior Mortgage

yes

Will Consider Collateralizing Multiple Properties in One Loan

yes

Will Consider Equity Joint Venture

no

Borrower Entity Types Considered

  • Individual(s)
  • LLC
  • Limited Partnership
  • Corporation

Documentation Required

  • Credit Report
  • Loan Application

Personal Guaranty (Recourse) Required

Always

Credit Check Required

yes

Minimum Credit Score Required

525

Appraisal Required for Residential Property

Sometimes

Appraisal Required for Commercial Property

Always

Broker Price Opinion (BPO) Accepted for Residential Property

Never

Broker Price Opinion (BPO) Accepted for Commercial Property

Never

Fees

Processing Fee

$399

Documents Fee

$350

Renovation Construction Draw Fee

$250

Fees which are mandatory for all new borrower clients

  • Processing Fee
  • Documents Fee

Fees which are charged upfront prior to loan closing

  • Appraisal Fee

Fees which are paid to a third party company

  • Documents Fee
  • Appraisal Fee

Legal Disclaimer

Little City Investments LLC is not a Texas Licensed Mortgage Broker. Loans made to purchase and rehab properties with the intent to resell and loans made to acquire rental properties are for business purposes only. They are not for personal, family or household use and are not subject to licensure under the Texas SAFE Act.

Little City Investments provides quick, painless hard money loans for residential and commercial real estate in Austin, Houston and San Antonio, Texas. We lend on residential fix and flips, non-homestead purchases and refinances, raw land and new construction.

Year Established

2006

Office Locations

Austin Office
2210 South 1st Street, Unit L, Austin, Texas 78704

Houston Office
405 Main Street, Houston, Texas 77002

Primary Capital Source

  • Individual Investors

Alternative Capital Sources

  • Family Offices
  • Other Private Lending Companies
  • Foundations

Loan Structure for Majority of Loans

  • One Investor One Loan

Alternative Loan Structures

  • Multiple Investor Fractionalized Note
  • Table Funding with Capital Partner

Percentage of company’s lending business focused on private mortgage

100%

Percentage of Loans Secured by Commercial Property

10%

Percentage of Loans Secured by Residential Property

90%

Percentage of Residential Property Loans Which are Fix and Flip

60%

Percentage of Residential Property Loans Which are Buy and Hold

40%

Percentage of Loans Secured by Land

5%

Kary Aycock

Principal

Licensed Broker

Our principal and founder, Kary Aycock, has been a player in Austin real estate since 2003. She’s an experienced Texas real estate broker who got her start flipping a house in central east Austin, a to-the-studs remodel, with a hard money loan. She moved on to building houses and developing multi-family and commercial properties in Austin. Little City Investments started in 2006 as a small lender for Kary’s friends and associates in the Austin real estate community. We’ve grown to be a statewide hard money lender funding a variety of loans for Texas real estate investors.

License Information
Texas Real Estate Broker's License - 515755

Loan Request

Short Description of your Loan Request or Property Address

This information is about yourself, not the subject property.

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(temp use, storage, billboard, parking, etc.)

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Requested loan amount divided by the purchase price + rehab/construction costs

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If Borrower is not seeking additional funds for the renovation, change the Loan Type to Purchase or Acquisition.

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(temp use, storage, billboard, parking, etc.)

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Requested loan amount divided by the purchase price + rehab/construction costs

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If Borrower is not seeking additional funds for the renovation, change the Loan Type to Purchase or Acquisition.

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how will the loan be paid off?

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