Hard Money & BRRRR Method Financing For Real Estate Investors
Fast, Direct Capital For Serious Real Estate Investors Back Nine Finance provides asset-based hard money loans and BRRRR method financing tailored for investors who need speed, clarity, and reliable execution.
Move quickly on deals, fund renovations, and recycle capital without the delays and friction of traditional bank lending.
- Direct private real estate loans for investors only
- Short-term, asset-based financing for flips and rentals
- Clear terms, transparent fees, no retail banking layers
Built For Investors Who Need Certainty And Speed
Fast, Direct Capital For Serious Real Estate Investors Real estate investors do not just need money; they need a lending partner who understands timelines, construction risk, and exit strategies. Back Nine Finance focuses exclusively on investment properties, not owner-occupied homes, so every conversation starts with the deal, the numbers, and the plan.
Why Investors Work With Back Nine Finance
Speed to close
In competitive markets, the ability to fund quickly can be the difference between winning and losing a property; hard money loans are designed to close far faster than conventional mortgages.
Deal-focused underwriting
Approval is driven by the property, the business plan, and the after-repair value (ARV), not by rigid credit scoring models used by traditional banks.
Flexible structures
Private real estate loans can be structured around renovation timelines, exit strategies, and BRRRR refinancing plans, making them well-suited for fix and flip loans and long-term portfolio building.
Who Back Nine Finance Serves
- First-time real estate investors who need guidance on structuring their first investment property deal
- Fix-and-flip investors acquiring distressed or underperforming properties that banks will not touch in their current condition
- BRRRR method investors building rental portfolios by buying, rehabbing, renting, refinancing, and repeating
- Rental property owners repositioning assets, upgrading units, or stabilizing cash flow for future long-term financing
- Experienced rehab investors who want a consistent private capital partner for ongoing projects
Ready to discuss a deal? Use the form on this page to share your project and timeline.
Private Real Estate Loans For Every Stage Of The Deal
Back Nine Finance offers a range of real estate investment loans to support acquisitions, renovations, and short-term bridge needs. Each program is built around investor use cases, not consumer lending rules.
Core Lending Programs
Hard Money Purchase Loans
Short-term loans secured by the property, designed for investors who need to close quickly or who are acquiring properties that do not meet bank guidelines
BRRRR Method Financing
Capital for the buy and rehab stages of the BRRRR strategy, paving the way for long-term refinancing once the property is stabilized.
Rehab-To-Refinance Loans
Project-focused loans that support value-add improvements with a clear plan to exit into conventional, DSCR, or other long-term financing.
Bridge Loans For Rental Investors
Short-term funding to hold or reposition a property until permanent financing or sale is in place.
Fix And Flip Loans
Financing for purchase plus rehab, with terms aligned to renovation timelines and exit through sale or refinance.
Investor-Centric Features
- Asset-based underwriting focused on ARV, rent potential, and local market fundamentals
- Terms aligned with investment strategies rather than consumer use
- Clear expectations at closing regarding draw schedules, extensions, and exit options
- With tools specifically developed for Real Estate investors like the Real Estate Investor Calculator.
Why Hard Money Loans Work For Real Estate Investors
Hard money loans are short-term, asset-based loans secured by real property, typically used by investors who prioritize speed, flexibility, and deal execution. Traditional bank loans, by contrast, are designed for long-term owner-occupied borrowers and rely heavily on income documentation, credit history, and property condition.
Key Differences At A Glance
Factor | Hard Money Loans | Traditional Bank Loans |
Primary focus | Property value, ARV, and investment plan | Borrower income, credit profile, and strict underwriting metrics |
Speed to close | Often days to a few weeks, depending on the deal | Often several weeks to months |
Property condition | Can finance distressed or heavily rehab projects | Typically requires properties to meet condition standards |
Loan term | Short term, usually months to a few years | Long term, often 15–30 years |
Use case | Fix and flip, BRRRR, bridge, opportunistic acquisitions | Primary residences and long-term stabilized assets |
Interest rate and fees | Higher cost in exchange for speed and flexibility | Lower rate, more rigid structure |
When Hard Money Is The Right Tool
Hard money is often the right fit when an investor needs to close quickly on a discounted property, fund a heavy rehab, or execute a BRRRR method project where the exit is a refinance into long-term financing. Investors accept a higher rate in exchange for reliable, fast capital and the ability to unlock value that traditional lenders overlook.
BRRRR Method Financing That Supports Every Phase
The BRRRR method—Buy, Rehab, Rent, Refinance, Repeat—is a strategy that uses short-term financing and value creation to grow a rental portfolio while recycling the same capital. Back Nine Finance designs BRRRR method financing around acquisition, rehab budgets, timeline, and the refinance strategy, so investors know how the numbers are expected to work from the beginning.
How Financing Aligns With Each BRRRR Step
Buy
Use hard money or bridge financing to acquire properties that may be undervalued, distressed, or not bankable in their current condition
Rehab
Fund renovations that improve safety, functionality, and rent potential; loan proceeds may include construction draws tied to verified progress.
Rent
Once rehab is complete, stabilize the property with reliable tenants, leases, and documented income to support long-term financing.
Refinance
Move into a conventional, DSCR, or portfolio loan based on the improved value and stabilized income, often paying off the original hard money loan.
Repeat
By pulling out a portion of the created equity, investors can redeploy capital into their next acquisition and continue compounding their portfolio growth.
Learn More About The Strategy
For additional education on the BRRRR method and how leading investors use it to scale rental portfolios, review independent resources such as brrrr.com, which provides broad educational insight into this approach
Step-By-Step Lending Process
A Clear, Predictable Lending Process
Back Nine Finance keeps the lending process straightforward so investors know what to expect from first call to final payoff.
Step 01
Deal Snapshot
Submit basic information about the property, purchase price, estimated rehab budget, timeline, and exit strategy so the team can assess fit and provide initial guidance
Step 02
Preliminary Terms
If the deal meets program guidelines, indicative terms are shared outlining loan amount, leverage relative to purchase and rehab costs, estimated fees, and anticipated closing timeline.
Step 03
Underwriting & Due Diligence
The team reviews property details, valuation data, investor experience, and scope of work, often focusing more on project viability and ARV than on traditional consumer credit metrics.
Step 04
Closing & Funding
Once conditions are satisfied, loan documents are prepared, funds are scheduled for closing, and, where applicable, rehab draws are arranged according to the agreed schedule.
Step 05
Project Execution
Investors complete renovations, manage contractors, and work toward their exit strategy, with Back Nine Finance monitoring milestones and draw requests as outlined at closing.
Step 06
Sale Or Refinance
At project completion, investors either sell the property or refinance into long-term debt, using the improved value and stabilized income to pay off the short-term loan.
Built To Support Repeat Investors
Back Nine Finance is structured to support investors over many projects, not just one transaction.
Advantages For Returning Clients
- Faster assessments
Familiarity with an investor’s track record and approach can streamline underwriting and shorten decision timelines over time. - Deal structuring support
Repeat investors can work with the team to evaluate multiple opportunities and align financing structure with broader portfolio goals including the real estate investment hotline. - Consistent point of contact
Having a single lending relationship reduces friction and gives investors a reliable partner who understands their strategy.
Portfolio-Focused Partnership
As investors progress from their first deal to a multi-property portfolio, lending needs evolve from simple acquisitions to complex value-add strategies and BRRRR pipelines. Back Nine Finance’s private real estate loans are designed to adjust with that growth, offering continuity as projects scale in size and complexity
Transparent, Investor-Focused Private Lending
Back Nine Finance operates with a straightforward, investor-first approach to private lending.
What Investors Can Expect
- Clear explanations of loan structure, fees, timelines, and risks before closing
- Straightforward communication regarding what is required to fund and what can delay or prevent a closing
- Realistic expectations around leverage, draws, and exit strategies, particularly for BRRRR and heavy rehab transactions
Risk Awareness
Real estate investment loans, particularly hard money loans for fix and flip or BRRRR projects, carry risks such as construction overruns, market shifts, and refinance uncertainty. Investors should enter each project with contingency plans, conservative assumptions, and a clear understanding of their obligations under the loan documents
Frequently Asked Questions
FAQs – Hard Money & BRRRR
A hard money loan is a short-term, asset-based loan secured by real property, where approval primarily depends on the property and investment plan rather than traditional income and credit metrics.
Hard money loans are typically used by real estate investors who need quick access to capital for fix and flip projects, BRRRR deals, or short-term bridge needs, and who plan to exit through sale or refinance rather than hold long term.
Private real estate loans come from private lenders or funds and prioritize property value, ARV, and a clear exit strategy, while bank loans focus heavily on borrower credit history, documented income, and standard property condition.
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The BRRRR method is a strategy where investors buy a property, rehab it, rent it out, refinance based on the improved value and income, and then repeat the process using recycled capital.
First-time investors can use BRRRR method financing, but they should be prepared with solid market research, a realistic rehab plan, and conservative projections for rents and refinance terms.
Closing timelines vary by deal, but hard money loans are often able to close significantly faster than traditional mortgages—sometimes in days rather than weeks—when documentation and due diligence requirements are met promptly.
If a project runs over schedule, investors may need extensions, additional capital, or an adjusted exit strategy, and they should discuss these possibilities early so that expectations around timelines and costs are clear.
Hard money loans are typically used as short-term tools to acquire and improve rental properties before transitioning into longer-term financing better suited for stable cash-flow assets.
Put Reliable Investment Capital Behind Your Next Deal
Whether the goal is a first flip, a small rental portfolio, or a pipeline of BRRRR projects, the right financing partner can accelerate results.
Next Steps
- Share your upcoming project, numbers, and timeline
- Review potential loan structures aligned with your strategy
- Move forward with a lender that understands real estate investing
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