When the deal can't wait, hard money gets it done.
Asset-based lending secured by the property itself. When timing kills deals and banks can't move, hard money closes in days — refinance or acquisition.
- Close in days, not months
- Asset-first underwriting — credit flexible
- Investment properties in all states — primary residences in OR, ID, WA & CA onlysee how it works →
- Up to 70% LTV on investment properties
- Equity-rich refinance or time-critical acquisition
- Recently funded: $433K San Pedro, $375K San Francisco
Or skip the form — call or text us: 949-738-9770
What type of property is this?*
What loan type are you interested in?*
What is the property address?*
Depending on location we may have specific programs
What's the purchase price or refinance amount?
Loans from $75,000 up to $5,000,000 — HELOCs from $50,000
Are you purchasing or refinancing?*
How is your credit?*
Credit flexible — hard money is underwritten on the asset
Is the property occupied or vacant?*
When was the property purchased?*
Who are we preparing options for — and where do we send them?*
Legal name of the primary borrower. We'll text and email your scenario — a real person from our Irvine office. Never sold, no spam.
Where should we send your options?*
We'll email your scenario and next steps — never sold, no spam.
Last step — everything look right?*
Review your details and hit Submit — a real person from our Irvine office will reach out. No call centers, never sold, no spam.
Notice: By providing your name and contact information you are expressly consenting to receive communications from Cap Rate Funding, Cap Rate Funding agents, or affiliated partners which may include phone calls (including to any wireless number that you provide) including automatic telephone dialing systems or by artificial/pre-recorded messages, text message and/or emails for the purpose of marketing Mortgage products and services. By providing your information, you understand that your consent is not a condition of the purchase of any product or services, and carrier messaging and data rates may apply. You may revoke this consent at any time by calling us at 949-738-9770 or by emailing us at chase@capratefunding.net to be placed on our do-not-call list. By clicking Submit: I Consent to Receive SMS Notification, Alerts & Occasional Marketing Communication from Cap Rate Funding. Message frequency varies. Message & data rates may apply. Text HELP to 949-738-9770 for assistance. You can reply STOP to unsubscribe at any time.
Our investors can't do this one — here's why.
Hard money on a primary residence is only available in Oregon, Idaho, Washington, and California — that's an investor guideline, not ours. Investment properties qualify in every state we lend. If this is your primary home, a HELOC may be the faster path to your equity — or call us and we'll find the right route.
Explore the 5-Day HELOC → Call / Text Us: 949-738-9770 · Book a callWhat's the purchase price?*
Your best estimate is fine — we'll tailor the loan to it
What is the existing balance on your property?*
Include all liens — first, second, HELOC. Enter 0 if it's paid off.
What is the current value of the property? (Your best estimate)*
With credit below 620, qualifying comes down to equity — this tells us if we can make it work.
We can't make this one work — here's exactly why.
With a credit score below 620, our lenders cap an investment-property refinance at 50% of the property's value — that's your current mortgage balance measured against what the property is worth. Based on the numbers you entered, your balance sits above that line, so we're not able to move forward on this loan today.
Two honest paths from here: if your balance drops below 50% of value — or your score crosses 620 — we can revisit immediately.
Call us to talk it through — 949-738-9770We can still do this — with a bigger down payment.
With a credit score below 620, our lenders can approve a purchase only when you bring at least 50% down, plus closing costs, out of pocket. If you can do that, we'll keep going right now — equity does the qualifying that credit can't.
Not sure? Call us: 949-738-9770
You're in! Now lock in your call.
Your scenario is in the queue. Pick a time below and we'll go over your options together — usually the same business day.
To make the call count, have these handy: your property address, a recent mortgage statement (or your payoff balance), and a ballpark of your credit score.
Book My Call — Open CalendarPrefer to talk now? Call 949-738-9770
You're booked! One more thing…
Save our contact now — we'll be calling you from 949-738-9770. With it saved, your phone shows Chase Zhao · Cap Rate Funding instead of “Scam Likely” or an unknown number, so you'll know it's us calling about your appointment.
Prefer to add it yourself? Chase Zhao · 949-738-9770 · chase@capratefunding.net
We can't lend on a primary residence in your state yet.
For a home you live in (or will live in), our lenders are set up in . Your property is in , and we're not able to move forward on an owner-occupied loan there today.
Two honest paths from here: if the property is actually a rental or investment, go back and choose Investment Property — our investor programs cover most states. Otherwise, call or text us and we'll point you to a lender who can help.
Call us to talk it through — 949-738-9770We're not the right fit for this one.
Based on your answers, we aren't able to offer a program for this scenario with a credit score below 620 at this time. If your score improves, we'd love to take another look — and you're always welcome to call us to talk through your options.
Call 949-738-9770We're not licensed to lend on primary residences in your state.
For owner-occupied homes, Cap Rate Funding is licensed in Alabama, Arizona, California, Colorado, Florida, Idaho, Iowa, Louisiana, Maryland, Michigan, Minnesota, New Mexico, Nevada, Ohio, Oklahoma, Oregon, Pennsylvania, Tennessee, Texas, Utah & Washington only. Because this property is your primary residence, we aren't able to help with this one — and we'd rather tell you now than waste your time.
Own an investment property? That's a different footprint — our investor programs are available in nearly every state.
You’ll work directly with Chase Zhao, President · NMLS #1816148Terms depend on asset value, equity, and exit strategy. All loans subject to approval.
Can we fund your deal? Check before you apply.
We'd rather tell you now than waste your time. Here's our lending box, plainly stated.
See exactly what we can & can’t fund
We can help with:
- Financing at 620+ FICO — primary homes and investment properties
- DSCR investment deals at any credit score — LTV is capped by credit tier; below 620 FICO caps at 50% LTV
- Hard money up to 70% LTV on investment properties — refinance or acquisition
- Investment property refinances — flexible credit, conditional lending available below 620
- Primary-home refinances under 620 FICO — California properties only
- Free-and-clear cash-out in OR, WA & ID — any credit score, $200,000+, up to 50% LTV
- HEA — credit accepted from the 500s; your FICO band sets the maximum OLTV (60–75%)
- Reverse mortgages — any credit score, primary residence, current balance under 50% of home value
- Loan amounts from $75,000 up to $5,000,000 (DSCR capped at $3M, HEA at $600K)
We're not the right fit for:
- New financing under 620 FICO (except DSCR investment deals, capped at 50% LTV)
- Primary-home refinances under 620 FICO outside California
- Loan amounts under $75,000 ($50,000 for HELOCs)
If your score improves, come back — we'd genuinely love to take another look. Questions about a gray-area scenario? Call 949-738-9770.
Speed is the product. The asset is the qualification.
For deals where timing and structure matter more than paperwork.
The deal is real and the clock is ticking.
- Time-critical acquisition — a deadline the bank can't meet
- Equity-rich refinance that banks won't touch
- Unique property or story that needs a human underwrite
- Clear exit plan — sale, refi, or payoff
Everything that makes banks slow.
- No income documentation
- No perfect-credit requirement
- No committee timelines — decisions in days
- No red tape — the asset does the talking
Tailored solutions for every scenario.Three programs fund most deals.
One conversation gets your scenario priced across a network of 100+ lenders — with the trade-offs explained straight.
HELOC, P&L Only, and DSCR do the heavy lifting — one conversation prices your scenario across 100+ lenders. Need something else? Call 949-738-9770.
HELOC
Up to 90% CLTV, funded in as little as 5 days, no appraisal required. $50K–$5M, owner or non-owner occupied, 1–4 units.
Check my equity →P&L Only Loan
Qualify with one P&L — CPA-prepared or self-prepared options, even future income projections. No tax returns, no bank statements. 640+ credit, $150K+.
See P&L options →DSCR
The rent qualifies — not your income. 1–4 unit rental properties, personal name or LLC, no cap on properties. No minimum FICO.
Price my rental →Cash-Out & Investor Refinance
Replace your mortgage and take a lump sum, or reposition rental debt to free up trapped capital.
Compare my options →Rental Property Loans
Financing for 1–4 unit rental properties — including 2–4 unit multi-family.
See rental programs →Hard Money
Asset-based lending for deals that can't wait for a bank. Credit flexible — underwritten on the asset.
Fund my deal →VA Loan
Cash-out up to 100% LTV, plus IRRRL streamline refis with no appraisal, income docs, or minimum FICO. Veteran-first guidance.
See VA options →FHA Loan
Flexible qualifying on your primary residence with credit from 620. A practical path to your equity.
See FHA options →Reverse Mortgage
Primary residence, any credit score, current balance under 50% of value. Access equity without a monthly mortgage payment.
Check my eligibility →HEA
No monthly payments, up to $600K. Your FICO band sets the max OLTV — 60–75%, all lien positions considered.
Price my scenario →Landlord Insurance
Quote and bind rental-property coverage in minutes through our partner Steadily — so your closing never waits on a policy.
Get an insurance quote →Let the funnel decide.
Answer a few quick questions and we'll route your scenario to the right program — 60 seconds, no hard credit pull.
Find my program →
Non-QM is our specialty.
Cap Rate Funding is a team of non-QM lending experts based in Irvine, CA. When the banks say no, we usually have a yes — DSCR, P&L-only, bank-statement, HELOCs, hard money, and home equity agreements are what we do all day, backed by a network of over 100 wholesale lenders.
When you reach out, your scenario goes straight to our team — no call centers, no hand-offs. We'll tell you quickly whether we can help, what it'll roughly cost, and what we'd need from you. And if a loan doesn't make sense for your situation, we'll tell you that too.
Recently funded deals.
Real closings, straight from our Instagram — HELOCs funded in days, P&L and DSCR loans other lenders passed on.
| Deal Type | Location | Loan Amount | Highlight |
|---|---|---|---|
| HELOC | Santa Fe Springs, CA | $397,000 | Funded in 5 days |
| P&L Loan | Irvine, CA | $930,000 | Primary residence · complex title solved |
| DSCR | Detroit, MI | $1,194,200 | 7-property portfolio, one client |
| Digital HELOC | Rural property · 2+ acres | $276,393 | Funded in 7 days · no tax returns |
| P&L · 2nd Lien | Vale, CO | $400,000 | No full appraisal · rural OK |
| DSCR | New Jersey | $562,500 | Reverse 1031 exchange purchase |
| Cash-Out Refi | Texas (A6) | $350,000 | No income verification |
"Chase truly made the process feel effortless and straightforward. The communication was excellent throughout, and I was impressed by the speed and experience he demonstrated."
Google Review · HELOC client"Chase made our HELOC process incredibly easy, smooth, and fast from start to finish. Excellent communication, professional service, and quick turnaround."
Google Review · HELOC client"Fast, reliable, and very honest. Throughout the loan process, I always knew what the next step was. I truly appreciate the professionalism and support!"
Google Review · Investor clientGo beyond with Cap Rate Funding.
Initial Consultation
Share your scenario — refinance or cash-out — and we'll assess your needs. 60 seconds online or one phone call.
Customized Solutions
Your scenario priced across 100+ lenders, with options tailored to your goals.
Application & Approval
Complete your application and receive fast approvals — often with fewer documents than you'd expect.
Closing & Beyond
Seamlessly close your loan and enjoy continued support on the next one.
Hard money questions, before you ask.
What's the max LTV on a hard money loan?
Up to 70% LTV on investment properties. Final terms depend on asset value, equity, and your exit strategy — call us at 949-738-9770 and we'll price your exact scenario.
What is a hard money loan?
Asset-based financing: the property and its equity do the qualifying, not your income or credit history. That's what lets it close in days when timing kills deals and banks can't move.
How fast can a hard money loan close?
Days, not months — the underwriting is asset-first, so there's no income documentation cycle to wait on. Call us with the deal and we'll give you a realistic timeline: 949-738-9770.
What down payment does hard money require?
Purchases: minimum 10% down with 700+ FICO (carries 3.5 points), or minimum 15% down below 700 FICO.
Do you lend hard money on primary residences?
Investment properties in all states. Primary residences in Oregon, Idaho, Washington, and California only.
Will checking my options hurt my credit?
No. Seeing your options involves no hard credit pull. A hard inquiry only happens later, with your permission, when you move forward with an application.
How fast can I actually get funded?
It depends on the program. Our HELOC can fund in as little as 5 business days. Other programs typically run 2–4 weeks. On your call we'll give you a realistic timeline for your exact scenario.
What does this cost me?
Checking your options costs nothing and commits you to nothing. If you proceed, all program costs are disclosed to you up front before you sign anything — no surprises at closing.
What happens to my information?
It goes to our team to price your scenario, and to the service providers that help us run the site — our CRM, scheduling, email and analytics tools. We never sell your information to third parties, and we only share it with a lender once you decide to move forward. See our Privacy Policy.
I'm self-employed and banks keep saying no. Can you help?
That's our specialty. P&L-only loans need one document from your CPA — no tax returns, no bank statements. DSCR loans qualify on the rent, not your income. And our HEA accepts credit from the 500s.
Fast. Flexible. Funded.
Whether you're tapping equity or repositioning the portfolio — check your options in 60 seconds, with no hard credit pull.