Frequently Asked Questions

A hard money loan is short-term real estate financing based primarily on the asset, leverage, and exit strategy. It is commonly used by investors and business-purpose borrowers who need speed, flexibility, or a lender that can handle deals outside conventional guidelines.

A traditional mortgage is built for long-term, conventional underwriting and usually takes much longer to close. Hard money is shorter term, more asset-focused, and better suited for acquisitions, bridge needs, value-add projects, and other time-sensitive deals.

We finance single-family homes, condos, townhouses, multi-family properties (2-4 units), mixed-use buildings, retail centers, office buildings, industrial properties, and raw land. Both residential and commercial properties are eligible. We can also finance properties that need significant renovation.

We primarily lend in Arizona and California, with strong activity in Phoenix, Scottsdale, Tucson, San Diego, Los Angeles, Orange County, and surrounding markets. If a deal sits outside those areas, reach out and we’ll tell you quickly if it fits.

Many borrowers receive an initial decision within 24 hours. Once the file is ready, closings commonly happen in 3 to 5 business days, and exceptionally simple deals can move faster.

Start with the property address, purchase contract or current ownership details, requested loan amount, timeline, rehab scope if applicable, exit strategy, and photo ID. We will tell you quickly if we need anything else.

Not necessarily. Credit matters, but it is usually not the primary driver. We focus first on the asset, equity position, and exit strategy, then weigh the rest of the file in context.

Yes. Many of our borrowers are self-employed, investor-owned entities, or do not fit clean bank income documentation. We look at the deal instead of forcing every file into a W-2 box.

Yes. We regularly lend to LLCs, trusts, and other investment entities.

Rates and points vary by leverage, property type, borrower experience, timeline, and exit strategy. We price from the actual deal after reviewing the asset and plan, not from a generic rate sheet.

Leverage depends on the product and the deal. Typical structures go up to 90% ARV on fix-and-flip, around 75% LTV on bridge and cash-out, up to 80% of completed value on construction, and around 65% LTV on land.

We offer loans from $70,000 to $5 million. For larger projects exceeding $5 million, please contact us directly as we may be able to accommodate through specialized programs or partnerships.

Many programs do not carry prepayment penalties. If a structure includes one, we disclose it clearly before closing.

Fees depend on the structure, but you should expect a transparent breakdown of lender points and third-party closing costs before you commit.

Typical loan terms range from 6 to 36 months depending on the project type. Fix & flip loans are usually 6-18 months, bridge loans 6-12 months, and construction loans 12-24 months. Extensions may be available for a fee.

A fix-and-flip loan is short-term financing for acquisition and renovation, designed for investors who plan to improve a property and sell or refinance it after the work is done.

Construction funds are typically released in stages as the project hits agreed milestones. We review progress, confirm the work completed, and release the next draw so the budget stays aligned with the build.

Yes, we provide land loans for raw land acquisition. Typical LTV is up to 65% for residential land and 50-60% for commercial land. We look at factors like zoning, development potential, location, and your development timeline.

DSCR (Debt Service Coverage Ratio) loans qualify borrowers based on the rental income the property generates, not the borrower's personal income. If the property's rental income covers the mortgage payment (typically 1.2x or more), you can qualify without tax returns or W-2s.

Most of our lending is business-purpose and investment-focused. If you are asking about an owner-occupied scenario, contact us directly so we can tell you what options, if any, fit the use case and current guidelines.

Your exit strategy is how you plan to pay off the loan, usually through a sale, refinance, or stabilized rental cash flow. It matters because it tells us how the deal gets from funding to payoff.

We understand construction timelines can shift. Most loans include one extension option for a fee (typically 1-2 points). If you need more time, contact us before the maturity date to discuss options. Communication is key!

For renovation and construction loans, yes - we need a detailed scope of work and budget from a licensed contractor. This helps us determine the accurate project cost and After Repair Value (ARV). The contractor doesn't need to be pre-selected, but estimates must be reasonable and market-appropriate.

Absolutely! You're free to use your own contractors or general contractors. We just require that they're properly licensed and insured. For large projects, we may request contractor references or examples of previous work.

Logan Sullivan is the licensed mortgage professional (NMLS #2466872) behind Grand Funding LLC. With over 40 years of combined experience in lending, construction, and real estate development, Logan brings hands-on expertise that most lenders lack. His background as a former builder means he understands project timelines, budgets, and potential issues that can arise during construction.

Grand Funding is a direct private lender - we fund loans with our own capital. This means faster decisions, more flexibility, and direct communication throughout your loan. You're not being passed off to third-party investors or waiting for committee approvals.

Grand Funding LLC has been providing hard money loans for over 40 years, with extensive experience in real estate lending, construction, and property development throughout Arizona and California. We've funded over 1,500 loans totaling more than $350 million.

Builder experience, direct lending, and practical communication. Borrowers come to us when they need speed, clarity, and a team that understands the real-world execution behind the deal.