What We Fund

Hard money loans for Texas real estate investors

The short answer

TSG Capital arranges hard money loans for Texas real estate investors — short-term, business-purpose financing secured by non-owner-occupied investment property. These asset-based programs are commonly used for fast acquisitions, distressed properties, renovations, bridge needs, and investment-property refinances that do not fit conventional lending. TSG Capital is a broker, not a direct lender: we organize one deal file and compare it with third-party lender programs.

A hard money loan is short-term real estate financing underwritten primarily around the collateral, the project economics, and a documented repayment exit. Texas investors use it when a bank loan is too slow, the property needs work before it can qualify for permanent financing, or the transaction depends on acquisition certainty. The loan is business-purpose and secured by non-owner-occupied investment property; it is not a mortgage for a primary residence.

Hard money is a broad category rather than one single product. A lender may structure the request as a fix-and-flip loan with renovation draws, an acquisition bridge, a construction facility, or a short-term refinance. Leverage may be measured against purchase price, total project cost, as-is value, or after-repair value. That is why comparing only the headline rate can be misleading: usable proceeds, required cash, origination points, draw timing, extension fees, and the exit date all affect the actual cost of capital.

TSG Capital acts as the financing arranger. We review the property, purchase or payoff, budget, value support, borrower experience, liquidity, and exit; then compare the complete request with suitable third-party lender programs. The lender makes the credit decision and funds an approved loan. A complete file may close in roughly 7–14 days, but title, insurance, valuation, entity documents, scope clarity, and lender conditions control the actual timeline.

Typical terms

Figures below are typical ranges across our lender network — they are not a quote or a guarantee. Your actual terms depend on the lender, the deal, your experience, and the property's location.

Leverage

Commonly measured against cost, as-is value, or ARV; exact leverage depends on the program and complete file

Term

Often 6–24 months, generally interest-only

Rate

Risk-, leverage-, and lender-dependent — reviewed as part of the complete cost structure

Points

Origination and broker charges vary by lender, structure, and transaction

Time to close

A complete, straightforward file may close in roughly 7–14 days; timing is not guaranteed

Is this loan structure a fit?

Best fit	Typical exit	Lender focuses on
Fast acquisition, distressed property, or bridge need	Documented sale or permanent refinance	Collateral, project economics, experience, liquidity, exit

Who it's for

Texas investors purchasing distressed, off-market, auction, or time-sensitive investment property
Borrowers who need short-term capital before a sale or permanent refinance
Rehabbers whose property will not qualify for conventional financing in its current condition
Business entities financing non-owner-occupied real estate with a documented exit

What to prepare before requesting terms

A complete file is easier for lenders to price and materially reduces avoidable back-and-forth. Start with the items below; a lender may request additional documents after initial review.

Property address and purchase contract

Entity documents and signer identification

Requested loan amount and intended exit

Current property photos and insurance contact

Purchase contract, payoff, or documented closing deadline

Budget, value support, and a specific sale or refinance exit

Frequently asked questions

What is a hard money loan?+

A short-term, business-purpose loan secured by real estate and underwritten primarily on the collateral, project economics, borrower execution, and repayment exit. It is commonly used for investment-property acquisitions, renovations, bridge needs, and refinances.

Is TSG Capital a hard money lender?+

No. TSG Capital is a business-purpose loan broker and financing arranger. We organize the request and compare it with third-party hard money and investment-property lender programs. The selected lender makes the credit decision and funds an approved loan.

How fast can a Texas hard money loan close?+

A complete, straightforward file may close in roughly 7–14 days, but actual timing depends on title, insurance, valuation, entity documents, appraisal access, lender conditions, and the transaction itself.

What does a hard money lender evaluate?+

Lenders commonly review the purchase or payoff, as-is value, rehab budget, ARV or stabilized value, borrower experience, liquidity, reserves, credit, property condition, and the documented sale or refinance exit.

How much cash will I need?+

Required cash varies by leverage and structure. Plan for the required equity plus closing costs, points, interest carry, insurance, taxes, utilities, reserves, draw timing, and a contingency for construction overruns.

Can hard money finance an owner-occupied home?+

Not through TSG Capital. We only arrange business-purpose financing secured by non-owner-occupied investment property, generally held by a business entity.