The #1 Hard Money Lender for 30 year Rental Loans – Investment Property Loans since 1998

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The best option to refinance a hard money loan into a long term 30 year rental loan

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We specialize in BRRRR Loans and DSCR Loans

American Association of private lenders member

30 Year Rental Loans For Investment Properties

30 Year Rental Loans are a very helpful tool for investors that want to buy a rental property without all the red tape from a bank. They can also be refinanced and cash out using the BRRRR method after completing a rehab on their property. This is the most suitable loan for landlords. This program works well for those investors looking to portfolio multiple cash-flowing rentals. We do not look at your personal income, rather the property income (debt service ratio) to figure out how much we can lend on that particular property.

 

Refinance a Hard Money Loan

Have you found yourself at the end of your short term bridge loan and you need to refinance a hard money loan? This is the right product for your investment property loan. It allows you to move from high interest rate short term money to a long term lower rate 30 year rental loan. It has become quite popular to refinance a hard money loan into this loan product over the last few years.

Can you refinance a hard money loan? The short answer is yes. However, you should read your closing package for your hard money loan to see if you have a prepayment penalty on that loan. Most short-term hard money loans do not have a prepayment penalty, however there are some that do. The cost of this penalty could be prohibitive if you don’t wait for that penalty term to expire.

How quickly can you refinance a hard money loan? This all depends on who the lender is. Some lenders, like banks, can take 30-60 days to close your loan. While some hard money lenders drag their feet on this type of loan and close in 4-5 weeks. We can refinance a hard money loan for you into a 30 year rental loan in as little as 2 weeks.

 

Are you looking to rehab and then rent? Use our ARV Fix and Flip loan product and then roll your loan into this program as a long term hold.

 

How to get a 30 Year Loan for your investment property 

1. Make sure you are ready on your end – cash down payment (at least 20% down) and credit worthy.

2. Find a property in an area that has high rental incomes vs purchase prices. Many investor areas support the 1% rule. The 1% rule says you should be getting 1% of the purchase price per month in rental income.

3. Find a lender, like HardMoneyMan.com LLC, that specializes in lending to investors (not homeowners).

4. Make sure you have all of the numbers needed to evaluate your deal – purchase price, rental income based on 12 month market rents (as well as the current rent on the property), yearly property taxes and yearly property insurance.

5. Contact your lender to run the property debt service numbers (known as DSCR), to find out how much debt (mortgage) this property can handle.

Ken has been a hard money lender for over 25 years. He has funded over 25k deals for investors in that time. Ken specializes in fix and flips, ground up spec construction and 30 year DSCR loans. He is also a real estate investor in NJ and NY.
 

30 Year rental loans for landlords, perfect for real estate investors looking to refinance a hard money loan

 Long Term 30 Year Landlord Loans

This is unlike any other soft money program on the market today. Closing times in as little as 15 days, credit scores from 660 and up and loan amounts from 75K and up.

If you’re looking for a 30-year product  – fixed rate, 5/6.7/6 or 10/6 ARV we have what your looking for! Fill out the application on this page to get your deal priced out . This is for 1-4-unit residential properties,  townhouses and condos ONLY. No commercial or owner-occupied homes allowed.

30 Year Loan Highlights 

  • Most competitive market rates out there!
  • 660+ Mid Credit Score required
  • Property Types – Single Family, 2-4 unit, Condos, Townhouses
  • Closings in 15-20 days
  • Approvals in 30 minutes or less
  • Available in 45 states + Washington DC
  • Single properties or portfolio loans available
  • Bank Statements only – No borrower DTI requirements (no tax returns, no paystubs to qualify)
  • Non-Owner-Occupied properties only (no homeowner loans)
  • 1.2 DSCR Requirement
  • Seasoning requirement 90 days when there is existing debt on the property (otherwise 180 days)
  • “As is” Appraised value must be $100K or greater
  • Minimum 75k loan amount – no exceptions
  • Loan to values
    • Purchase: Lesser of up to 80% of the As-Is Value or Up to 80% Loan-to-Cost
    • Refinance: Up to 75% of the As-Is Value
    • Cash-Out: Up to 75% of the As-Is Value

What is the BRRRR Method in real estate investing? 

The BRRRR method is becoming increasingly popular as a way to invest in real estate. The acronym stands for Buy, Renovate, Rent, Refinance and Repeat, which is the idea behind this strategy.

The first step of the BRRRR method is to find an investment property that needs renovation. Fixing up this property through renovations can add value to it and make it more attractive to potential tenants or buyers. After repairs are completed, the property can be rented out with the intention of creating a reliable passive income stream for the investor.

Once enough money has been made from rental income, the investor then has the option to refinance the loan taken out on their investment property. This process allows investors to use some of their rental income to pay off debt from their initial purchase and release any equity in the property back into their pocket. Once that’s done, they can continue repeating this cycle by reinvesting their profits from refinancing into another real estate opportunity and starting again at Step 1.

The BRRRR method provides investors with a great way to maximize returns on their investments while minimizing risk. Investing in real estate can be an incredibly lucrative business if done right and using this strategy is one way of ensuring success down the road.

How do I calculate the DSCR of my rental property? 

The Debt Service Coverage Ratio (DSCR) is a key metric for evaluating the viability of an investment property. To calculate DSCR, divide the net operating income from a property by the total debt service payments associated with it. For example, if a property has an annual net operating income of $100k and an annual debt service payment of $80k, then the DSCR would be 1.25 ($100k/$80k). This ratio is important to lenders as it helps them to determine whether a borrower will be able to service their loan payments on time each month. A higher DSCR is generally seen as more favorable by lenders as it reflects greater ability to repay debts. A ratio of 1.2 or higher indicates that the borrower is capable of paying back their loan and any other related expenses in full and on time. On the other hand, a ratio lower than 1 indicates that not enough income is being generated from the property to cover all associated debt payments.

30 Year Rental Loan FAQ’s

Yes you can. This program is tailored for investors looking to turn their short term hard money loan into a long term rental loan to hold the property. Refinancing from a fix and flip to this program is a very popular option with most investors not wanting to deal with the red tape from a bank.
You can refinance your hard money loan in as little as 90 days being on title. We would use the as is value of the property with only 90 day seasoning if we are paying off a hard money loan.
There are a few ways to payoff a hard money loan 1. Sell the property 2. Pay cash (if you have it on hand to pay the note off) 3. Refinance into a rental property loan.
We can close in as fast as 10 days with a rush appraisal. Regular closing time is 15-20 days.
We do require a full appraisal, including interior access. We will get an as is value only from the appraiser plus a 1007 rent schedule to determine the market rents for the subject property.
Yes, you can get a 30 year mortgage on a rental property. Using our hard money rental program that is tailored towards investors, we make this process much easier than going to a bank. We do not use your income at all, rather we qualify the deal based on your property income (debt service).
It is not harder to get a loan for a rental property, unless you are dead set about only working with a bank. Most investors realize bank loans are not for investors, but rather homeowners only. Our 30 year hard money landlord loans are perfect for investors.
30 year rental loans are perfect to complete the BRRRR method. This would be the second to last R in the abbreviation which is refinance. As about our hard money rental loans today.
It is not hard to get a loan for an investment property if your working with a direct lender that specializes in only lending to investors. We understand that landlord loans for investment properties are vital to an investors success, being able to refinance a property that they have rehabbed, get some or all of their down payment back at closing and keep that property as a rental.
Shaun Dozier
Shaun Dozier
2022-10-27
My company has closed over 5 deals with Ken Vesely . He's very knowledgeable and will get it done . Good communication and responsive!
Demetri Williams
Demetri Williams
2021-04-09
This is the best lender I've used for all my deals. Very fast and efficient. Never any glitch always a smooth sail to closing. Don't waste your time using someone else.
Dario Olivere
Dario Olivere
2021-01-05
I have closed multiple deals with Ken. He’s to the point, very straight forward and won’t lead you on. He’s helped guide me along the way. I will always recommend him to my friends and I will always use him for my deals.
Tom Tinsey
Tom Tinsey
2021-01-05
This was my first time using any type of hard money financing so I had tons of questions along the way. Ken answered every one and even helped me out a lot with great recommendations as far as building my real eatate portfolio. Look forward to working with him on future deals and would recommend. No nonsense. No bs. All buisness!!
Brandi Pernell
Brandi Pernell
2021-01-05
The experience my husband’s and my company (Kingdom Realty, LLC) had with HardMoneyMan.com, LLC/Ken Vesely was five-star, from our very first interaction to closing. Ken is efficient, responsive, transparent and extremely knowledgeable. He kept his word on all things discussed, with no surprises along the way, which is extremely important with matters such as these. This was Kingdom Realty LLC's first experience with a hard money loan. Ken took the time to answer all of our questions and taught us a lot throughout our loan approval process. We closed our deal in less than 30 days; and would have closed sooner had it not been for the holidays. We are very much looking forward to working with HardMoneyMan.com LLC for our next deal, and strongly recommend this company to others looking to invest in real estate, close a deal quickly, and learn some tips along the way.
Christian Rodriguez
Christian Rodriguez
2020-10-22
I have worked with Ken multiple times and every transaction was a breeze if I have to recommend a straight forward Hard Money Lender, Ken is the man to go with
Christina McCann
Christina McCann
2020-03-03
Great company great experience
Joe Matthews
Joe Matthews
2020-01-09
Dealing with Ken and his team is flawless. The process is very streamline from start to finish with excite communication throughout the process

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Please answer a few questions to see if your loan scenario is eligible for one of our hard money loan programs, or our landlord 30 year program.
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