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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%
Max Loan-To-Cost
100%
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
noExisting Land Improvements Required
- Street Access
Max LTV for Land
50%Max LTC for Land Acquisition
100%Purchase Loan
Max Loan-To-Purchase Price
100%Borrower Must Have Property Under Contract
yesWill Provide Proof of Funds Letter
yesWill Consider Lending on Purchase from Auction
noAllowed 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
noMinimum Number of Value-Add Projects Completed by Borrower
0Will Provide Funds for Renovation Costs
yesMax LTC for Renovation Costs
100%Interest Charged for Renovation Costs
Entire Amount of Total Project CostsTypical Number of Days for Funds Draw
1Construction Loan
Development Experience Required
yesMinimum Number of Ground-Up Construction Projects Completed by Borrower
1Max LTC for Ground-Up Construction Costs
100%Interest Charged for Construction Costs
Entire Amount of Total Project CostsWill Lend on Partially Completed Construction Projects
yesDetails and Requirements
Typical Closing Time (Days)
7Fastest Closing Time (Days)
5Works With
- Brokers
- Borrowers
Payment Structure
- Interest Only
Pre Payment Penalty
yes
4 months minimum interestWill lend to a foreign national
yes
Will Allow Junior Position Mortgage(s) Behind Our Senior Mortgage
yesWill Consider Collateralizing Multiple Properties in One Loan
yesWill 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
AlwaysCredit Check Required
yesMinimum Credit Score Required
525Appraisal Required for Residential Property
SometimesAppraisal Required for Commercial Property
AlwaysBroker Price Opinion (BPO) Accepted for Residential Property
NeverBroker Price Opinion (BPO) Accepted for Commercial Property
NeverFees
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 Office2210 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 BrokerOur 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 InformationTexas Real Estate Broker's License - 515755
512-298-1669