Hard money loans are easy to get as long as the asset used to collateralize the loan is sufficient in value to meet the lender's loan to value (LTV) ratio. Most hard money lenders will typically lend 70% of the market value of the asset.

You must determine the property's LTV in order to know which hard money broker to approach.

Hard money loans are associated with real estate investing and business deals. Homeowners will get a better interest rate from a conventional mortgage provider.

LTV is a term which is basically a risk assessment ratio that lenders use to determine how much money to lend on a particular property.

High LTV ratios are generally seen as higher risk and thus costs the borrower more money, in the form of a higher interest rate. Hard Money Lenders differ on their acceptable LTVs but typically they will lend on anything under 70% LTV.

Loan-To-Value (LTV) ratio is a mathematical calculation which expresses the amount of a loan as a percentage of the total value of the property. In plain terms, divide the loan amount by the value of the property.

The value of the property can be either the sales price or the appraised value of the property, the lower amount is generally used but many hard money lenders will allow investors to use appraised value rather than sales price.

Examples:

If an investor needs $50,000 to purchase a property worth $100,000, the LTV is 50% and hard money would be easy to secure for such a deal.

If an investor wants $130,000 to purchase a property worth $150,000, the LTV ratio is 87%. Generally a hard money lender would not approve this loan because the LTV is too high.

Hard Money Lenders base their loans on the value of the property not necessarily the credit of the applicant, though some will take credit score into consideration. Having a good relationship and proven track record with your lender will help with marginal deals.

A hard money broker is a loan broker who specializes in placing private funds into loans.

Typically, a hard money broker is an individual with a small staff. There are larger companies that operate as hard money brokers as well.

Hard money brokers have their own database of private lenders, individuals with money to lend (or invest). Most private investors are wealthy and/or retired people who use their IRAs or lines of credit to invest.

Because hard money brokers are independent the structure of hard money loans varies based on the broker's criteria.

Most hard money brokers prefer to lend locally, so that they have better control over the deals should something go wrong and they have to foreclose. However larger companies will do nation-wide lending.

While it is possible to secure your own private lenders, it is often a good idea for new real estate investors to use a hard money broker for the first few deals. Consider their fees a security blanket.

Hard money brokers usually have lots of experience with real estate, many also have their real estate license. Ask lots of questions, get their opinion on matters involving your deal and take heed of their advice.

Remember, brokers do not want you to fail. Their fees and their relationships with the investors they represent are tied to your deal. They want the deal to go smoothly because it makes them money and keeps the money people happy. Happy private investors are willing to lend again and again, keeping the money broker in business.

Use their vast knowledge to your favor. When they raise flags, don't get defensive, take another look at the deal and make sure you didn't overlook something.

After you have a proven track record you might be able to work directly with private lenders. However, many private investors WANT a broker in between them and the deal. It is an added layer of security in their eyes. They value the broker's experience and trust them to weed out bad deals.

I am currently working on a private membership club for real estate investors, money brokers, and private investors. I hope to have it up and running before the end of 2007.

If you have interest in becoming a member, bookmark this lens. I will announce the site here once it opens. The website's URL will be PrivateMoneyClub.com