Purchase
Finance the purchase of an eligible Florida residential investment or commercial property, with title held by a business entity (LLC, Trust, Corporation, etc.).
FLORIDA INVESTMENT & COMMERCIAL PROPERTY
Hard Money Loans
Property focused financing for purchases, business-purpose cash-out refinancing, and ground-up construction based on the property’s quality, condition, and location
- No Documents
- No Credit Reports
- No 1003 Applications
- No Bank Statements
- No Tax Returns
- No Sourcing of Funds
Acquire. Cash-Out. Build.
- $250K–$1MLoan amounts
- Up to 60% LTVMaximum loan-to-value
- 24 monthsInterest-only plus escrows
- Fast FundingUsually in 5 to 7 days.
A Property-Focused Approach
Hard money financing for Florida investment & commercial properties
Financing focuses on the property's quality, condition, and location rather than the borrower's credit history, financial information, or bank statements. No underwriter is required. Financing remains subject to property review, applicable program requirements, and final loan approval.
Financing Purposes
Three ways to finance your property
Cash-out refinance
Refinance an eligible property and access equity for business purposes chosen by the borrower.
Ground-up construction
Discuss financing for ground-up construction of eligible Florida property types. Construction-specific details must be confirmed with a loan specialist.
All loan funds must be used for business purposes only—not for personal or household expenses.
Eligible Property Types
Residential investment and commercial
Residential investment properties
- One- to four-family residences
- Warrantable and non-warrantable condominiums
- Vacation rentals
- Investment properties
Residential investment properties only. Owner-occupied primary residences are not eligible.
Commercial properties
- Office
- Rental Properties
- Warehouses
- Retail
- Strip malls
- Land & Lots
Owner-user and investment commercial properties may qualify.
Commercial owner-user eligibility does not extend to residential property. Owner-occupied residential properties are excluded.
Loan Terms
The program at a glance
| Minimum loan | $250,000 |
|---|---|
| Maximum loan | $1,000,000 |
| Maximum loan-to-value | Up to 60% |
| Term | 24 months |
| Payments | Interest-only plus escrows. Note. Interest-only payments do not reduce principal. The full loan balance remains due at the end of the term or when the loan is paid off |
| Extensions | Available, usually at a cost of 1–2 points depending on the scenario; not automatic or guaranteed. |
| Starting interest rate | Rates start at 9.5% for non-owner-occupied investment properties. Starting interest rate, not APR. Your rate depends on your scenario and is not guaranteed. Do not assume this starting rate applies to every property type. |
Fees & Prepayment
Understand the costs before proceeding
| Investor/Funder Origination fee | 2% of the loan amount, payable at closing |
|---|---|
| Due diligence fee | $1,250, due upon issuance of the loan commitment |
| Year 1 prepayment | 3% prepayment penalty if the loan is paid off during the first year |
| After year 1 | No prepayment penalty |
Ask your loan officer how each fee applies to your transaction.
Commercial Referral Fee
1st Florida Lending collects a minimum commercial Referral fee of 2% paid at closing. This payment is separate from the investor/funder fee.
Eligibility Requirements
Requirements that apply to every property
- Florida properties only
- Rural properties are not eligible
- Properties located within designated FEMA flood zones are not eligible
- Property must be titled in a business entity (LLC, Trust, Corporation, etc.)
- Loans must close in an approved business entity with an issued EIN
- Funds must be used for business purposes only—no personal uses
- Owner-occupied residential properties are not eligible
- Owner-user commercial properties may qualify
Borrower Documentation
No documentation required
- No borrower documents
- No credit reports
- No 1003 applications
- No bank statements
- No tax returns
- No sourcing of funds
No borrower documentation is required. Property title and closing must still meet the business-entity and issued-EIN requirements above.
Loan commitment within 24 hours
No underwriter required. You can receive a loan commitment letter within 24 hours. A commitment remains subject to property review and applicable program requirements; this is not a guarantee of approval.
Foreign Nationals
Non-owner-occupied financing for foreign nationals
We fund non-owner-occupied loans for foreign nationals from any country, any place, for eligible Florida properties. An in-house attorney can handle all closings quickly.
A clear conversation about your property
Discuss your Florida property and financing needs with 1st Florida Lending. A loan specialist can explain the program requirements and the details that need property-specific review.
- Review property quality, condition, and location
- Understand loan amounts, fees, and maturity
- Confirm residential or commercial eligibility
- Discuss the requirements before proceeding
Discuss Your Property
Request Hard Money Loan Application
Start by completing our simple questionnaire. Once we receive your request, we will email your Borrower Application through DocuSign so you can add a few more details, review, and sign. After you submit it, we will issue a conditional loan commitment within 24–48 hours along with instructions for the next steps to obtain funding.
Let's discuss your eligible Florida property
Review purchase, business-purpose cash-out refinance, or ground-up construction with a loan specialist.
Hard Money Loans: Key Terms & FAQs
Disclaimer
Financing is subject to property review, applicable program requirements, and final loan approval. This page is not a commitment to lend. Program terms are subject to change.