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Hard money loans across Massachusetts
We finance investment property in every part of the state, from Greater Boston to the Berkshires. Our office is in New Bedford. These are the markets we write about in detail.
City guides
| City | Region | What investors buy there |
|---|---|---|
| Boston | Greater Boston | Triple-deckers, rowhouses and condo conversions |
| Cambridge | Greater Boston | Two- and three-family homes near the universities and Kendall Square |
| Quincy | South Shore | Single- and multi-family homes along the Red Line |
| Lynn | North Shore | Multi-family homes and older single-families near the commuter rail |
| Lowell | Merrimack Valley | Multi-family homes and mill-era housing near UMass Lowell |
| Brockton | Metro South | Single-family flips and two- and three-family rentals |
| Worcester | Central Massachusetts | Triple-deckers and student-area rentals |
| Springfield | Pioneer Valley | Two-family homes and historic single-families |
| New Bedford | South Coast | Triple-deckers and multi-family rentals |
| Fall River | South Coast | Triple-deckers and mill-era multi-families |
We lend statewide
You do not need to be in one of the cities above. We lend on investment property anywhere in Massachusetts, including the North Shore, the South Shore, MetroWest, Cape Cod and the Islands, the Merrimack Valley, Central Massachusetts, the Pioneer Valley and the Berkshires.
What is different about lending in Massachusetts
- Old housing stock. Much of the state’s housing was built before World War II. Rehab budgets here often need to cover electrical, plumbing and heating, not only finishes.
- Triple-deckers and small multi-families. Two- and three-family homes are common across the state and work for both flips and long-term rentals.
- Lead paint. The Massachusetts lead law applies to homes built before 1978 where a child under six lives, which matters for rentals.
- Title 5. Properties on a septic system need a Title 5 inspection when they change hands.
- Local short-term rental rules. Each city and town sets its own. Boston limits short-term rentals to owner-occupied homes.
- Attorney closings. Real estate closings in Massachusetts are handled by attorneys, so have your closing attorney’s contact details ready when you apply.
Loan programs available statewide
| Program | What it funds | Maximum leverage |
|---|---|---|
| Fix and flip loans | Buying and renovating a property you plan to resell | Up to 90% of purchase and 100% of rehab, capped at 70 to 75% of after-repair value |
| DSCR rental loans | Buying or refinancing long-term and short-term rentals | Up to 85% loan-to-value on a purchase, up to 80% on a cash-out refinance |
| New construction loans | Ground-up builds, including the land | Up to 90% of cost for experienced builders, capped at 70 to 75% of completed value |
| Portfolio and commercial loans | Several rentals under one loan, plus multifamily and commercial property | Up to 80% on a portfolio purchase; commercial quoted deal by deal |
Have a deal? Send it over.
Tell us the address, the purchase price and your plan for the property. We will come back with leverage and pricing for your scenario.