Apply for a Hard Money Loan

Want an opinion before you apply? Send four things

The full application is laid out further down so you can have everything ready. None of it is needed to get an opinion. You already have all four:

• The property address. This is the one that matters most. It tells us the municipality, the transfer tax rate, the permit office and whether we know the block.
• The purchase price. What you are paying, or what you intend to offer.
• The rehab budget. Your number is fine. A contractor quote is better, and we will tell you if we think the number is light.
• Your timeline and your exit. When you need to close, and whether you are selling or holding. Both facts change how we structure the loan.

Text or email those four and we will tell you if we can fund it. No point in filling out a form for a deal that was never going to work. When you are ready for actual terms, the application is where they come from.

Three ways to start, and none of them is a queue

• The online application. The main route. Use the Apply Now button on this page.
• Call or text 267-228-3289. Fastest route if you are standing in the property or bidding at a sale. Text the address, the purchase price and the rehab budget. Josh can look at that before you fill out the full application.
• Email Josh@JDMCapitalLending.com. Best if you have a contractor scope, photos or a settlement sheet to attach.

What does the application ask for?

The whole list, so you can gather it before you sit down:

• About you. Name, email address, phone and date of birth. You have to be at least 18.
• The property. Full address including the county, plus property type, bedrooms, bathrooms and square footage. Property type covers single family, townhome and condo, small, medium and large multi family, commercial, mixed use, office, industrial, manufactured, plus raw and developed land.
• Where the deal stands. Whether the property is under contract yet. If it is not, there is a box to explain where things are. You do not have to be under contract.
• Loan type and purpose. Purchase, purchase plus rehab, refinance, cash out refinance, bridge, short sale, new construction or development. Purpose is either fix and flip or fix and refinance.
• Your title company or closing agent. Company name, the escrow officer's name and their email address. This is where people stall out, so pick your title company before you start. If yours is not on the list you can add it.
• The numbers. Purchase price, estimated renovation costs, requested loan amount, estimated after repair value, the loan term you want and your desired closing date. A notes box catches anything that does not fit the fields.
• Photos and documents. Two uploads, covered below.
• First deal with us? Four extra questions at the end: estimated credit score, liquid cash on hand, your experience and anything else you want us to know. Returning borrowers skip these.

What happens after you send it?

A decision maker reads it. Here is how it goes from there:

• We look at the address first and pull what we know about the block and the price range. A national lender cannot do that. It is also why we do not need an appraisal.
• We come back with terms or with questions. If the deal does not work we will say so plainly, and usually tell you what would have to be true for it to work.
• You get the term and the extension policy in writing before you close, so nothing about your payoff date is a surprise later.
• After closing, draws fund in as little as 24 hours from inspection.

What documents will I need?

Nothing at all if you are just asking for an opinion on the numbers. The application itself takes two uploads:

• The agreement of sale, or the assignment contract if that is how you are buying it, or the title commitment if you already have one.
• Photos of the property as it looks today and not as you plan to leave it.

Once the deal is live, expect to send us the rest of the usual business purpose lending file:

• Your rehab scope or contractor estimate, if the number on the application was your own.
• Entity documents if you are borrowing through an LLC, which most investors are.
• Proof of funds for whatever you are bringing to the table.
• Insurance, bound before closing.

If any of that is missing we will tell you while there is time to fix it.

Who can borrow?

These are business purpose loans on non owner occupied investment property. So we lend on properties you are buying to flip or to rent, and we do not lend on a home you intend to live in. Credit and track record both matter, but neither one kills a deal by itself. Tell us where you stand and you will get a straight answer on the call.

Where do you lend?

Philadelphia and seven surrounding counties: Bucks, Montgomery, Delaware and Chester in Pennsylvania, and Camden, Gloucester and Burlington in New Jersey. That is 339 municipalities and we lend in every one, with no excluded towns and no excluded ZIP codes. See where we lend for the full breakdown, or go straight to your county:

• Hard money lender in Philadelphia, all 148 neighborhoods.
• Hard money lenders in Bucks County and Montgomery County.
• Delaware County and Chester County.
• Camden County NJ, Gloucester County NJ and Burlington County NJ.