Fast Hard Money Loans – Delaware

Perfect for both new and experienced investors interested in Delaware real estate flips. Our hard money loans can fund up to 90% of the property purchase and cover 100% of renovation costs.

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Reasons to Choose Investors Mortgage Group for Your Delaware Hard Money Loan

Over 200

Funded Deals

$80M+

Loan Volume

100+

5 Star Reviews

10-14 Days

Avg. Closing Time

In 35 States

Including Delaware

The Top Choice for Hard Money Loans in Delaware

We are Maine top choice for hard money loans, providing fast, reliable, and flexible funding solutions for your investment projects. Our expert team is dedicated to helping investors.

Prioritizing Profitable Projects

We focus on funding deals that show strong potential for success. Key criteria typically include:

Loan amounts up to 75% of the After Repair Value (ARV)

Projects with at least a 20% projected return on investment (ROI)

ARV supported by credible sold comparables, not inflated listings

Our goal is to support projects where investors are positioned to succeed.

Matching Rehab Scope with Experience

As investors gain experience, they can access financing for larger and more complex projects:

Beginner investors: Moderate rehab projects (rehab ≤ 50% of purchase price)

Intermediate investors (1–2 completed projects): Heavier rehabs (rehab ≤ 100% of purchase price)

Experienced investors (3–5+ completed projects): Expansion and large-scale projects

Most successful real estate investors follow a repeatable strategy focusing on light to moderate rehabs.

Rewarding Creditworthy Borrowers

Even though our loans are primarily asset-based, creditworthiness still matters:

Strong credit is one of the top indicators of successful flips

High credit utilization common among investors is acceptable for underwriting

Borrowers with credit scores above 660 are eligible for financing

Lending in Strong Montana Submarkets

Loan leverage is adjusted according to local market conditions:

Up to 75% LTARV in Montana’s strongest housing markets

More conservative leverage (e.g., 65% LTARV) in slower or declining submarkets

Delaware Hard Money Loan Products

Delaware Fix and Flip Loan – Beginner

Designed for first-time investors with solid credit, focusing on light to moderate rehab projects.

Up to 90% Loan-to-Cost (LTC) and 100% rehab for credit scores 740+
Up to 80% purchase + 100% rehab for credit scores 720+
Up to 75% purchase + 100% rehab for credit scores 660+
Maximum 75% Loan-to-After-Repair Value (LTARV)
Interest rates: 10.75% – 11.25%
Origination fee: Starting at 2.0%
Loan size: $50,000 – $2,000,000
Rehab scope: Moderate only (≤50% of purchase price)

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Delaware Fix and Flip Loan – Intermediate

Ideal for investors with 1–2 prior projects and larger rehab goals.

Up to 90% LTC + 100% rehab for credit scores 740+
Up to 80% purchase + 100% rehab for credit scores 680+
Up to 75% purchase + 100% rehab for credit scores 660+
Maximum 75% LTARV
Interest rates: 10.65% – 11.25%
Origination fee: Starting at 2.0%
Loan size: $50,000 – $2,500,000
Rehab scope: Heavy rehab allowed (≤100% of purchase price)

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Delaware Fix and Flip Loan – Pro

Tailored for experienced investors with 3–5+ completed projects pursuing larger or complex rehab projects.

Up to 90% LTC + 100% rehab for credit scores 720+
Up to 85% purchase + 100% rehab for credit scores 680+
Up to 80% purchase + 100% rehab for credit scores 660+
Maximum 75% LTARV
Interest rates: 10.5% – 10.75%
Origination fee: Starting at 1.5%
Loan size: $50,000 – $3,500,000
Rehab scope: Expansion projects and lopsided rehabs allowed

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State
Delaware

Loan Type
Fix and Flip

Loan Amount
$154,000

Loan Amount (if applicable)
80% of Purchase + 100% Of Rehab

Rate
10.99%

Points
2.50%

Delaware Deal Summary

This example outlines a $154,000 hard money loan for an investor with three completed fix-and-flip projects in Dover, DE.

The proposed financing covers 80% of the $130,000 purchase price along with 100% of the $50,000 renovation budget. With an estimated after-repair value (ARV) of $250,000, the investor achieves an approximate 65% return on invested cash.

Backed by a strong credit profile of 720+, three completed flip projects, a total loan amount below 70% of the ARV, and a healthy profit margin, this transaction represents a low-risk and well-structured investment opportunity.

With an estimated closing timeline of 10–14 days, this deal qualifies for fast and efficient funding.

Frequently Asked Questions

How Do Hard Money Loans Work in Delaware?

Hard money loans in Delaware are short-term, asset-based financing options that real estate investors use to purchase, renovate, or build investment properties. Approval is primarily based on the property’s current value, its after-repair value (ARV), the investor’s track record, and credit score—rather than personal income. These loans can often close quickly, sometimes in as little as 7–10 days, making them a strong choice for competitive markets such as Bozeman and Helena.

Are Fix and Flip Loans the Same as Hard Money Loans?

Yes, fix and flip loans are a type of hard money loan. They are specifically designed to help investors quickly access funds for purchasing and renovating distressed properties before reselling them for a profit. For more details, see our full guide on fix and flip loans.

Can I Finance 100% of My Fix & Flip with a Hard Money Loan?

In Delaware, investors are generally expected to contribute 10–20% of the project cost as a down payment. However, both experienced investors and first-time investors with strong credit may qualify for up to 90% Loan-to-Cost (LTC) and 100% of rehab expenses, effectively covering the entire renovation budget.

How Fast Can I Close a Hard Money Loan?

In Delaware, hard money loans can often close in as little as 7–10 business days, depending on the appraisal process and the speed of document submission.

Do Hard Money Loans Require a Good Credit Score?

While credit scores are considered, approval primarily focuses on the property’s value and your exit strategy. Borrowers with credit scores as low as 660 may qualify, with more favorable terms available for scores of 740+.