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Elevate Mortgage

DSCR & Investors

Owner-occupied hard money: yes, on the home you live in — in four states

Most hard money is investment-only: business-purpose loans on properties nobody lives in. This program goes further — hard money on primary residences in California, Oregon, Washington, and Idaho, plus asset-based lending on investment properties in 47 states (everywhere except South Dakota, North Dakota and Vermont). When the asset is strong and the clock is short, it’s the tool that says yes fast.

  • Primary residences: CA, OR, WA & ID
  • Investment properties: 44 states plus Washington, D.C.
  • Purchases from 10% down with 700+ credit (3.5 points); 15% down below 700
  • Foreign nationals & ITIN borrowers welcome on investment properties
  • Soft credit review to see your options
Check My Options ↓Hard Money program details

Reviewed by Anthony Huynh, NMLS #1996696 · no hard credit pull to see options

On this page
  1. Why owner-occupied hard money is rare
  2. The Idaho exception worth knowing
  3. The program in plain numbers
  4. Hard money or DSCR?
  5. Frequently asked questions

Why owner-occupied hard money is rare

Consumer-purpose lending on a primary residence carries regulatory requirements most hard money shops won’t touch, so the industry defaults to “investment only.” That strands a real borrower: strong equity, an urgent timeline or an unusual file, and a home they actually live in. In four states — California, Oregon, Washington, and Idaho — that gap can be bridged through licensed, compliant channels.

If your home is anywhere else, owner-occupied hard money isn’t available — and we’ll route you to what is: a 5-Day HELOC, a Home Equity Agreement, or a cash-out refinance.

The Idaho exception worth knowing

An Idaho primary-residence refinance where the existing balance is at or under 30% of the home’s value and the property is worth $300,000 or more can proceed on hard money even below 620 credit. Deep equity does the qualifying.

The program in plain numbers

TermHard Money
Primary residencesCalifornia, Oregon, Washington & Idaho
Investment properties44 states plus Washington, D.C.
Loan range$75,000 – $5,000,000
Purchases10% down with 700+ credit (carries 3.5 discount points); 15% down below 700
QualifyingAsset-based — the property and equity carry the file
Foreign national / ITINYes, on investment properties — passport/visa ID, no U.S. credit history required, LLC closing OK
Credit check to see optionsSoft review only

Hard money or DSCR?

Hard money buys speed and flexibility for bridges, unusual properties, or credit situations a long-term loan can’t price. Buy-and-hold investors usually do better long term in a DSCR loan — and many use both: hard money to close fast, then a no-seasoning DSCR refinance once the property is rented. See the side-by-side comparison.

Check My Options

See what you qualify for.

Answer a few quick questions and Anthony Huynh will price your scenario — including whether the Hard Money is the best fit.

  • About 60 seconds
  • No hard credit pull
  • Your info is never sold

Or skip the form — call or text 949-868-2422 · book a call

Find My LoanAbout 55 seconds left

60 seconds · no hard credit pull · never sold

What type of property is this?

You’ll work directly with Anthony HuynhVice President · NMLS #1996696

FAQ

Frequently Asked Questions

Common questions about Hard Money.

Can I get a hard money loan on my primary residence?

Yes — in California, Oregon, Washington, and Idaho, through licensed, compliant channels. Elsewhere, we’ll route you to a HELOC, Home Equity Agreement, or cash-out refinance instead.

What credit score does hard money require?

Hard money is asset-based, so credit sets the terms rather than the answer: purchases take 10% down at 700+ credit (with 3.5 points) or 15% down below 700. In Idaho, primary refinances can proceed below 620 when the balance is at or under 30% of a $300K+ home’s value.

Do you lend to foreign nationals without U.S. credit?

Yes — on investment properties. A passport or visa documents identity, an ITIN works, no U.S. credit history is required, and closing in an LLC is fine. Specific figures are confirmed on a call.

How fast can hard money close?

Speed is the point of the product — asset-based files skip most of what slows a bank down. Your actual timeline depends on the property and title; you’ll get a real date on the first call.

Will checking my options hurt my credit?

No. Seeing your options involves a soft credit review only — no hard pull. A hard inquiry happens later, with your permission, only if you move forward with an application.

Keep learning

DSCR & InvestorsNo-Seasoning DSCR Cash-Out RefinanceSkip the 6–12 month wait: refinance a rental on its new appraised value right after the rehab.DSCR & InvestorsHow to Choose a DSCR Lender: 8 Questions to AskThe seven terms that really differ between DSCR lenders, eight questions to ask, and red flags.HELOC & Home EquityHELOC in 5 Business Days: How It Works & Who QualifiesWhat makes a 5-day HELOC fast, a five-point fit check, and where it doesn’t apply (Texas, credit under 620).

Compare every program on one page: program comparison · where we lend · glossary

Get Started

See what you qualify for

Answer a few quick questions and Anthony Huynh will match your scenario to the right program — including whether the Hard Money is the best fit.

Check My Options →See the Hard Money programCall Anthony · 949-868-2422

60 seconds · no hard credit pull · or book a call

Not a commitment to lend. Programs, guidelines, and availability change without notice and are state-specific. All loans subject to credit approval.

Elevate Mortgage · Anthony Huynh, NMLS #1996696 · West Capital Lending, Inc., NMLS #1566096. West Capital Lending, Inc. is an Equal Housing Lender. We do not discriminate on the basis of race, color, religion, national origin, sex, handicap, or familial status.