The terms are often used interchangeably. **Private money** refers to capital sourced from non-traditional, private investors or funds (like LOX Funding). **Hard money** refers to the type of loan—a short-term, asset-based loan used for immediate funding needs, often for a Fix & Flip project.
Because we focus on the asset, not just your tax returns, we can issue a term sheet within 24 hours of receiving a complete application. Closing can occur in as little as **7 to 14 days**, depending on the speed of the appraisal and title work.
Yes, LOX Funding is a direct private money lender. This allows us to have complete control over the underwriting process, ensuring speed, flexibility, and reliability for our borrowers.
Yes. We offer financing up to 100% of the renovation budget, typically structured as a percentage of the **Loan-to-Cost (LTC)**. Funds are disbursed in draws as the work is completed and inspected.
For most Fix & Flip projects, we lend up to **75% of the After Repair Value (ARV)**. Please use our LTV Calculator to estimate your potential loan amount.
Yes. We provide comprehensive **Ground-Up Construction** and **Commercial Loans** for both single-family builds and multi-site, mixed-use developments, focusing on experienced builders and strong exit strategies.
Our minimum required **Debt Service Coverage Ratio (DSCR)** is typically **1.25** for most rental properties, though we may go lower for borrowers with strong equity. The property's cash flow must comfortably cover the monthly mortgage payment.
Check your ratio on our DSCR Calculator page.
Absolutely. We offer **Non-Owner Occupied DSCR Loans** for both residential (SFR, 2-4 unit) and commercial properties, including multi-family and mixed-use assets, qualified purely on the income generated by the property.