Hard money loans focus largely on the property’s value and investment potential, not your tax returns or job history. They also have faster approvals and shorter terms than traditional bank loans.

Since hard money loans are provided by private lenders and backed by the ARV (after-repaired value) of your property, the borrower does not need to worry about low credit scores, large money down, strenuous underwriting, or digging up old tax returns. Hard money loans offer funds more quickly and simply!

Hard money loans are perfect for real estate investors, house flippers and builders who need fast financing or may not qualify for traditional lending.

Noble Mortgage usually closes loans in 5 to 7 business days, but we have closed a loan in as little as 24 hours before.

Yes, you can refinance a hard money loan. In fact, refinancing is a common exit strategy for real estate investors looking to build a rental portfolio. Many investors use a hard money loan to purchase and renovate a property, then refinance into a longer-term loan to improve cash flow and hold the property. 

Refinancing can help you secure lower monthly payments, extend your loan term, and transition into a more stable financing option.

Common refinance options include:

• DSCR loans (Debt Service Coverage Ratio loans), which qualify based on the property’s income rather than personal income
• Conventional loans, depending on your financial profile and the property

At Noble Mortgage, we take it a step further. Before closing your hard money loan, we help ensure you qualify not only for the initial loan, but also for your refinance if that is your strategy. This helps you avoid getting stuck in a short-term loan without a clear path forward. Our approach is built on transparency, strategy, and setting you up for a successful exit from day one.

Yes, hard money loans are a safe financing option when used correctly. It’s important to work with a trusted, reliable lender like Noble Mortgage and to have a clear investment strategy.

Noble Mortgage does not require a minimum credit score for flipping a house. Long-term financing requires a credit score of at least 650.

An exit strategy is your plan for loan repayment, such as selling the property (fix-and-flipping) or refinancing it into a long-term loan.

Loan-to-value (LTV) is the percentage of a property’s value that a lender is willing to finance. For example, a 70% LTV means the lender will finance 70% of the property’s value.

A DSCR (Debt Service Coverage Ratio) loan allows investors to qualify based on rental income rather than personal income. These loans are helpful for investors who do not meet conventional loan requirements or lack certain documents.

A fix-and-flip loan, or residential hard money loan, is a short-term loan used to purchase, renovate, and quickly sell a property for profit. 

Yes, many investors use hard money loans to buy and renovate rental properties, then refinance into long-term loans.

Yes, you can use conventional loans for investment properties, but they usually have stricter requirements than hard money loans. You may need a higher credit score, more income, and a larger down payment. Conventional loans can be a good choice for long-term rentals. 

Hard money loans typically include a few key fees, which can vary by lender and deal structure.

Common fees include:

• Origination fee (points) – usually a percentage of the loan amount
• Inspection fees – especially for rehab projects with multiple draws
• Appraisal or valuation fees 
• Closing costs – similar to other real estate transactions

Not all lenders structure fees the same way, which is why it’s important to look beyond just the interest rate.

Before choosing a lender, ask:

• What are the total fees from start to finish?
• Are there any hidden or additional holdbacks?
• How many draws can I take, when can I take them and how much does each cost?
• How quickly are draws processed?
• Is there a minimum interest or prepayment requirement?

At Noble Mortgage, we believe in full transparency. We walk you through all costs upfront so you can confidently evaluate your deal and avoid surprises along the way.

Hard money loan terms are typically 6 to 12 months, depending on the project and your exit strategy. These short-term loans are designed to give investors enough time to renovate, sell, or refinance the property.

BRRRR stands for Buy, Rehab, Rent, Refinance, Repeat. Investors use this strategy to purchase distressed properties in need of repair, renovate them to increase their value, rent them out, and then refinance them to extract equity for their next purchase.

Texas markets like Houston and Dallas are experiencing strong population growth, corporate relocation, job expansion, and housing demand, making the areas attractive to real estate investors.

At Noble Mortgage, we will consider all property types, including retail, office, single-tenant, residential, and multi-family.

Our hard money loan program is designed for investors purchasing homes in disrepair who want to leverage the property’s after-repair value (ARV). We loan money to real estate investors to purchase residential and commercial properties in Texas. We typically close in a few days, and our hard money loans are available for properties in the first lien position

Noble Mortgage lends in the greater Houston area, including Katy, The Woodlands, Sugar Land, Spring, Humble, Cypress, Pearland, Pasadena, and nearby counties. We also serve Dallas-Fort Worth, covering Frisco, Plano, Irving, Arlington, McKinney, and surrounding areas. We can also help with lending in San Antonio.

To get started on a loan, contact Noble Mortgage, submit your pre-qualification application, and speak with a loan officer to review your options.