One application puts your project in front of multiple hard money lenders who compete to fund it, so you close fast and keep more of your profit. Fix and flip, bridge, rental, and new construction loans across Houston, Dallas, Fort Worth, San Antonio, and Austin.
Takes 60 seconds. No hard credit pull, no obligation.
Every Texas hard money lender has a box: the properties they like, the markets they know, the borrowers they trust. Walk into the wrong box and you get a no, or worse, expensive financing because you had nothing to compare against.
We shop your file to the lenders whose criteria fit, then push them against each other on rates, points, and loan-to-value.
We bring lenders repeat deal flow, so clients often close at the same or better all-in cost than going direct, our fee included and disclosed.
Low appraisal? Last-minute retrade? We move the file to a backup lender within 48 hours instead of losing the contract.
Your docs, scope of work, and track record packaged once and reused on every future project. Submit once, receive multiple offers.
All loans are business purpose, asset-based, and secured by non-owner-occupied property. From single family homes to small multifamily and larger real estate projects.
Purchase plus rehab up to 75% of ARV, 100% of rehab funded through draws. Ideal for distressed properties banks won't touch.
Short term loans and immediate capital that close before you sell or arrange permanent financing. Timing wins deals.
Qualify on the property's cash flow, not your tax returns. Cash out refinances for buy-and-hold investors building a portfolio.
Ground-up financing for new builds and construction projects on infill lots and small subdivisions, including select land loans.
Same-day liquidity for wholesalers completing a double-closing transaction.
When a project needs more than the senior loan will fund, select lenders provide flexible second-lien options.
Based on live quotes from our lending panel this month. Updated monthly, published openly, because investors deserve to see the cost of financing before any application is required.
| Structure | Range |
|---|---|
| Interest rate | 9.9% – 13.5% |
| Points | 1.5 – 3 |
| Term | 6 – 18 months, interest-only |
| Prepay penalty | None |
One call or one easy form: property, purchase price, renovation budget, ARV, your background, and cash in.
Our underwriting comes before any lender sees the file. If the numbers don't work, we say so the same day. No fees, no strings.
Term sheets issued within 24 hours by the lenders whose box it fits. You pick the winner; we negotiate the fine print.
Appraisals, title, and insurance coordinated. Most loans fund on time, in 7–14 days. You focus on the project.
Kestrel Lending was founded by Humberto Marquez, a Texas real estate operator with years on the investor side of the closing table. Every project is evaluated on ARV, exit strategy, and experience before it goes out for quotes. That's why our loans close: lenders trust what we send, and our fee is disclosed up front, as a line item at closing. Most of our volume is repeat clients who fund every purchase through us.
Seven days is realistic when appraisals can be rushed and title is clean; 10 to 14 days is typical. Many lenders advertise fast funding; the real difference is a complete file, which is exactly what our process is designed to ensure.
Hard money is asset-based lending. Most lenders on our panel want a 620 minimum credit score, but the investment property and your equity matter far more than credit history. No hard credit check to receive a quote.
Plan on 10% to 20% of the purchase price plus closing costs; actual loan terms depend on experience and the deal.
No. You pay nothing until closing; our fee is on the term sheet and settlement statement. If your loan doesn't fund, you owe nothing.
No. Every loan we place is business purpose, secured by investment property. Owner-occupied consumer loans are a different product with different licensing, and we'll provide the right referral.
New investors are welcome. Expect slightly lower leverage and a little more documentation. We'll help you build a realistic renovation budget and match you with the lender most patient with first-timers.
Expect a 6 to 18 month term, interest-only monthly payments, 1.5 to 3 points, and no prepayment penalty. Leverage runs up to 75% of ARV on flips; rates depend on experience and the property.
Almost always, and it is the usual bottleneck in a fast closing. Most lenders order an ARV appraisal or a BPO within 48 hours of a signed term sheet. We manage the timeline so it does not push your closing date.
Yes, and most lenders prefer it. Loans are typically made to an entity with a personal guaranty from the owner. No LLC yet? A Texas filing takes 2-3 business days.
Usually, yes. The speed wins contracts that bank buyers lose, and rehab draws fund work a bank will not touch. If the deal only works with cheap financing, it is not a deal.
Whether you fix & flip in Houston, build rentals in San Antonio, or refinance a portfolio in Dallas: apply today, compare terms from multiple lenders, and get a term sheet within 24 hours.
Get My Term Sheet →