Fast Transparent Hard Money for Fix & Flip Projects in DFW

We are a direct asset-based lending firm in Dallas that takes the frills out of the funding process by lending directly from our own capital, not brokering your loan through another lender. Our mission is to fund your investment projects quickly by reducing unnecessary fees and being transparent about expenses related to acquiring capital.

All Fees Deferred to Loan Payoff

We typically charge 3 fees: origination points, appraisal, loan docs. We don’t require our clients to pay these fees until the loan is paid off, without interest. We will pay the appraiser and attorney. Also, interest for the first month can be deferred to payoff.

Property Geographic Area Details

Dallas Fort Worth metro area only

Loan Amounts

$50,000 to $2,000,000

Interest Rates

10% to 12%

Max Loan-To-Value

70.00%

Max Loan-To-Cost

100.00%

Origination Fees

1% to 3%

Loan Terms

3 months to 36 months

Lien Position

  • 1st

Loan Purpose

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

Property Occupancy

  • Vacant
  • Tenant Occupied 100%

Property Types and Loan Types

Collateral Types

  • Residential Property
  • Commercial Property

Property Types

  • 2-4 Units Residential
  • Commercial Condominium
  • Condominium
  • Multifamily
  • Retail
  • Single Family Residence

Loan Types

  • Private Money
  • Hard Money
  • Residential Fix and Flip
  • Residential Rehab and Rent

Specialty Loan Types

  • Transactional Funding

Purchase Loan

We typically require a 10% down payment for the purchase, but we will fund 100% of the rehab costs, and all of our fees are deferred to loan payoff.

Max Loan-To-Purchase Price

90.00%

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 Another Investment Property
  • Seller Financing

Rehab Value Add Loan

Experience Required

yes

Minimum Number of Value-Add Projects Completed by Borrower

1

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

7

Maximum After Repair Value

70.00%

Details and Requirements

Typical Closing Time (Days)

10

Fastest Closing Time (Days)

5

Works With

  • Brokers
  • Borrowers

Payment Structure

  • Interest Only

Pre Payment Penalty

no

Will lend to a foreign national

no

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

no

Will Consider Collateralizing Multiple Properties in One Loan

no

Will Consider Equity Joint Venture

no

Borrower Entity Types Considered

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

Documentation Required

  • Loan Application

Personal Guaranty (Recourse) Required

Sometimes

Credit Check Required

no

Appraisal Required for Residential Property

Sometimes

Appraisal Required for Commercial Property

Sometimes

Broker Price Opinion (BPO) Accepted for Residential Property

Sometimes

Broker Price Opinion (BPO) Accepted for Commercial Property

Sometimes

Fees

Underwriting Fee

$900.00 to $900.00

$450 Commitment Fee at acceptance of Loan Terms and $450 at Closing

Fees which are mandatory for all new borrower clients

  • Underwriting Fee

Fees which are charged upfront prior to loan closing

  • Underwriting Fee

Lone Star Hard Money is local hard money lending firm located in Dallas, TX. Since opening our doors for business in 2014, Lone Star Hard Money has been funding successful fix & flip, rental, and cash-out deals throughout the DFW metro area. Our success has come from building lasting relationships with clients through competitive rates and transparency through the entire loan process. We provide not only funds for acquisitions and construction, but also offer our expertise and resources every step of the way. As a local lender we pride ourselves on our ability to quickly analyze, fund, and inspect properties to keep our clients working instead of waiting.

Our mission is to fund your investment projects quickly by reducing unnecessary fees and being transparent about expenses related to acquiring capital. Our experience in the DFW Real Estate market sets Lone Star Hard Money aside from other lenders, with local resources ranging from Appraisers to Insurance Agents. Our application process is simple and fast, approvals are based on the presence of a good deal not just your credit score. Apply now and find out how much your project has been pre-approved for today!

Company Size (Number of Employees)

2

Year Established

2015

Office Locations

2750 Merit Drive, Suite 400, Dallas, Texas 75251

Primary Capital Source

  • Single Capital Partner

Loan Structure for Majority of Loans

  • Own Balance Sheet

Percentage of Loans Secured by Residential Property

100%

Percentage of Residential Property Loans Which are Fix and Flip

100%

Jay Mumm

President

Eugene Oller

Underwriter

Loan Request

Short Description of your Loan Request or Property Address

This information is about yourself, not the subject property.

$
%
months

At the end of the form you can enter the additional properties.

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

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$
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%

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

$
%
$
$
%

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

$
$
$
$
$
$
$
%

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

$
%
$
$

how will the loan be paid off?

acres

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