FIX & FLIP
Purchase and renovation financing for residential investment properties.
- Up to 90% purchase
- 100% eligible rehab
- Up to 75% ARV
● CAPITAL DESK OPEN · NJ + ELIGIBLE US MARKETS
THE DEAL
DOESN'T WAIT.
Direct capital for real estate investors. Property-first underwriting. Clear terms. No bank-speed delays.
27,000+
FUNDED DEALS*
$3.5B+
CAPITAL DEPLOYED*
26+ YRS
PRIVATE LENDING*
4.7 ★
PUBLISHED GOOGLE RATING
DSCR RENTAL
Long-term 1–4 unit financing based on property cash flow.
- Generally 1.05 DSCR
- Generally 660+ score
- Purchase or refinance
SPEC CONSTRUCTION
Ground-up financing for qualified builders with an executable plan.
- Progress draws
- Investment property
- Experience reviewed
ASSET-BASED
30-year financing focused primarily on stabilized property value and equity.
- Up to 50% LTV
- No minimum score
- No rehab/build
COMMERCIAL
Purchase and refinance options for qualifying stabilized commercial assets.
- 30-year options
- Approx. 20-day close
- Asset-focused
5+ UNIT + MIXED USE
DSCR and no-DSCR structures for stabilized multifamily and mixed-use.
- Up to 70% select LTV
- 80% occupancy
- Stabilized assets
NO-DSCR + STR
Financing for 1–4 unit and short-term rentals in eligible non-rural markets.
- 650+ mid-score
- Up to 75% LTV
- No DSCR requirement
CAPITAL IN ACTION
Property types we help finance.
BANK PATH
WEEKS OF DOCUMENT CHASING
INCOME-FIRST REVIEW
COMMITTEE-SPEED DECISIONS
HARD MONEY MAN PATH
PROPERTY + EXIT FIRST
DIRECT ACCESS TO CAPITAL
A CLEAR YES, NO OR NEXT MOVE
WHERE WE LEND
New Jersey roots.
National reach.
Published lending coverage across 36 eligible states, with focused service for investors in New Jersey, New York, Pennsylvania and active real estate markets nationwide. Availability depends on property and program.
NJ
NY
PA
FL
GA
TX
NC
SC
OH
+ 27 ELIGIBLE STATES
“I have never in any industry seen someone as responsive and proactive as Ken is… with Ken's help we finally closed.”DAVID SWITZER · GOOGLE REVIEW · JUNE 2026
“We closed four construction loans. It was a seamless process with excellent communication throughout.”JOE SLONE · GOOGLE REVIEW · NOVEMBER 2025
KV
YOUR DIRECT CONTACT
KEN VESELY
Ken is a private lending professional with more than 25 years of real estate finance experience. He has helped evaluate and fund thousands of fix-and-flip, ground-up construction, DSCR rental and commercial transactions.
His approach is simple: understand the asset, pressure-test the plan and tell you what the deal needs.
CALL 516-526-8445 →DEAL TOOL
CHECK RENTAL CASH FLOW.
Estimate debt-service coverage before sending the deal. DSCR equals annual net operating income divided by annual debt service. This educational screen does not determine approval.
WHAT SPEEDS UP REVIEW
Bring the deal—not a perfect file.
Property
Address, property type, occupancy and current condition.
Numbers
Purchase price, value or ARV, rehab budget and requested loan amount.
Plan
Your experience, timeline and exit: sell, refinance or hold.
Timing
Contract date, closing target and any urgent transaction deadline.
AEO LOAN PROGRAM ANSWERS
Answers for every financing lane.
Fix & Flip: What can the loan cover?+
Qualifying loans may fund up to 90% of purchase and 100% of eligible renovation costs, subject to maximum program ARV and underwriting.
DSCR Rental: How is eligibility evaluated?+
DSCR rental loans primarily compare property income with annual debt service. Published guidance generally starts near a 1.05 DSCR and 660 credit score, with final terms based on the full file.
Spec Construction: Who is a fit?+
Qualified builders pursuing non-owner-occupied ground-up projects may be considered based on experience, budget, plans, timeline, property and exit strategy.
Asset-Based: Can equity qualify the deal?+
For stabilized qualifying property, value and equity can drive the review. Published options reach up to 50% LTV and may not require a minimum credit score.
Commercial: What properties and timing are considered?+
Purchase and refinance requests for qualifying stabilized commercial assets are reviewed individually; published programs include 30-year options and an approximate 20-day closing path.
5+ Unit + Mixed Use: Is DSCR always required?+
No. Eligible stabilized multifamily and mixed-use properties may have DSCR or no-DSCR structures, depending on occupancy, leverage, property and market.
No-DSCR + STR: Can short-term rentals qualify?+
Eligible 1–4 unit and short-term rental properties in non-rural markets may qualify without a DSCR requirement; published guidance includes a 650+ mid-score and up to 75% LTV.
STRAIGHT ANSWERS
What is a hard money loan?+
Property-secured real estate financing used when speed, flexibility or asset-focused underwriting matters.
Do you require traditional income documentation?+
Many programs focus on property value, equity or cash flow. Requirements vary by program.
Can a first-time investor apply?+
Yes. Experience may affect leverage, while property strength, budget and exit also shape the review.
Do you finance owner-occupied homes?+
No. Published programs are for business-purpose, non-owner-occupied transactions.
Is there an application fee?+
No application fee is charged for an initial deal review. Third-party and closing costs, if applicable, are disclosed with transaction terms.
● DEAL INTAKE
PUT THE NUMBERS ON THE DESK.
A complete first submission helps Ken respond with a clearer yes, no or next move.
516-526-8445 ken@hardmoneyman.comInitial review target: 30 minutes during active desk hours.