Asset-based · Short term · Flip, rehab, speed
Private money and hard money
Private / hard money is short-term, asset-based financing when agency, DSCR, or a bank will not move fast enough — or the property does not fit those boxes. Melvin List places these files through C2 Financial.
- Who it fits
- Investors (fix-and-flip, vacant, heavy rehab, timeline) and some Florida consumer files that need a short-term private solution — occupancy stated up front.
- Typical down / structure
- Asset / LTV based — points and term follow the investor
Melvin List (NMLS 243087, Florida LO524), a Tampa-based loan officer with C2 Financial Corporation (NMLS 135622), originates and places private-money and hard-money loans. Call or text (813) 629-5478. Consumer-purpose files are Florida origination. Investment / business-purpose hard money is placed through C2’s investor panel subject to overlay — same idea as DSCR, not a claim that every county in every state will clear.
Private money and hard money are short-term, asset-based mortgages. Underwriting leans on the property, the exit (sale or refinance), and how much you have in the deal — not a 30-year agency AUS. Cost is higher than Fannie, VA, or a clean DSCR: origination points plus a short-term rate. That is the point: speed and property types banks decline.
Common files: fix-and-flip, heavy rehab, vacant or non-warrantable product, a close that cannot wait on full documentation, or a rental that does not yet support DSCR. This is not a 5-day HELOC, not buy-before-you-sell bridge, and not a permanent rental DSCR. If the exit is a DSCR or conventional refinance, we structure the hard-money term to that timeline.
Send occupancy (you live there vs rental vs flip), the address, purchase or current payoff, rehab budget if any, and the exit. Florida wind, flood, and insurance still sit in the file. We quote the current overlay — LTV, points, prepay, and term — on that scenario. This is not a rate ad and not a commitment to lend.
- Asset-based — property and exit matter more than tax returns
- Short term (months); exit is sale or refinance
- Fix-and-flip, rehab, vacant, and bank-turndown files
- Florida consumer origination; investment files placed by overlay
- Different from DSCR, HELOC, and buy-before-you-sell bridge
Consumer-purpose private / hard money is Florida origination. Business-purpose (investment, flip) is placed nationwide only where the current investor overlay allows. Not a 30-year bank mortgage and not a guaranteed close date.