“We can close fast.”
Ask which documents, valuation, title and insurance steps remain. Request a timeline tied to the actual transaction. A marketing target is not a commitment to fund by your contract deadline.
Compare before you commitChoosing a Florida
Choosing a Florida
hard money lender.
The best financing fit depends on your property and plan. Use this checklist to compare written proposals and ask better questions before choosing a provider.
Proposal checklist
Compare the same deal, line by line.
- Initial proceeds: how much is available at closing after existing debt, fees and reserves?
- Total commitment: how much is held for future work, and what releases it?
- Interest: what balance accrues interest, and how are payments calculated?
- Fees: which charges are lender, broker, servicing, draw or third-party costs?
- Term and exit: does the maturity fit a realistic sale or refinance?
- Prepayment and extensions: what written provisions apply?
- Conditions: what must be satisfied before funding?
- Communication: who handles underwriting, closing, servicing and draws?
Before choosing
Turn broad promises into specific questions.
“We offer high leverage.”
Ask which value is used and whether the percentage applies to purchase price, current value, after-repair value or total cost. Then request the initial advance, holdback and required cash contribution separately.
“We have a low rate.”
Ask for the complete fee schedule and model the expected hold. A lower rate can be offset by points, minimum interest, draw charges or exit costs.
“We understand investors.”
Ask how the process fits your project: first-time renovation, occupied rental, multi-unit rehab or construction. Seek relevant, verifiable examples instead of assuming one provider fits every strategy.
Decision worksheet
Use a common comparison scenario.
Send each provider the same purchase price, work budget, funding request and expected timeline. Record the initial advance, cash needed, monthly carry and estimated payoff under each proposal. Run a delayed-exit scenario too.
Keep unconfirmed assumptions clearly marked. Ask the provider to reconcile differences between the early estimate and closing documents. Review material terms with your own qualified advisers before committing.
Plan your financingMove the sliders.
Move the sliders.
See the numbers.
Explore an illustrative scenario. Change any assumption to see how it affects the estimate.
Your scenario
Illustrative estimates only. Default rates and leverage are assumptions, not offered terms. Actual proceeds, fees, underwriting and draw structures vary.
Discuss this scenario →Good questions
Choosing a provider: common questions.
Know what to expect before you take the next step.
Talk through your dealIs this a ranking of the best Florida hard money lenders?
No. It is a comparison framework, not an independent ranking or endorsement of any provider.
Should I compare a lender and a broker differently?
Confirm who is arranging the loan, who approves and funds it, and what compensation applies. Compare the complete transaction costs and responsibilities in either case.
Related resources
Keep planning your next move.
Your next move
starts here.
Tell us about the property. Let’s get clear on what comes next.
