Comprehensive Lending Solutions
Flexible financing options designed for real estate investors and builders
What types of loans does Grand Funding offer?
Grand Funding offers fix-and-flip loans (up to 90% ARV), bridge loans (up to 75% LTV), construction loans with milestone draws (up to $5M), second position loans (up to 75% CLTV), cash-out refinance for investment properties, land loans, and investment property loans — all asset-based, no income docs required.
How do Grand Funding loan products differ from bank loans?
Grand Funding is a direct private lender with in-house underwriting. Unlike banks, approval is asset-based — based on property value and deal quality, not credit score, W-2s, or tax returns. Term sheets issue in 24 hours and most loans close in 3–12 business days.
What loan amounts does Grand Funding offer?
Grand Funding lends from $70,000 minimum to $5,000,000 maximum across Arizona and California. Loan-to-value limits vary by product: up to 90% ARV on fix-and-flip, up to 75% LTV on bridge and refinance, and up to 75% CLTV on second position loans.
Hard Money Loans
Most PopularHard money loans are short-term, asset-based loans secured by real estate. Unlike traditional financing, these loans are funded by private investors and focus on the property's value rather than the borrower's credit history.
Key Features
- Speed: Decisions in 24 hours, funding in 3-7 days
- Flexibility: No strict income requirements
- Loan Amounts: $70,000 to $5,000,000
- Loan-to-Value: Up to 75% LTV
- Term Length: 6 to 36 months
- Rates: Starting at 9.5%
Best For
- Fix and flip investors
- Property renovations
- Quick acquisitions
- Bridge financing needs
Understanding Hard Money Terms
- Asset-Based Lending
- Loans secured by the value of collateral (the property) rather than creditworthiness
- Loan-to-Value (LTV)
- The ratio of the loan amount to the property's appraised value. 75% LTV means you can borrow up to 75% of the property value
- Points
- Upfront fees charged by lenders, usually 2-5 points (1 point = 1% of loan amount)
- Draw Schedule
- Pre-arranged timeline for releasing funds during construction or renovation
Construction Loans
Builders' ChoiceOur construction loans provide financing for ground-up construction and mid-construction projects. With over 40 years of building experience, we understand the construction process and offer flexible draw schedules.
Key Features
- Ground-Up Construction: Financing for new builds from start to finish
- Mid-Construction: Take over existing projects
- Flexible Draws: Customized payment schedules
- Loan Amounts: $100,000 to $5,000,000+
- LTV: Up to 80% of completed value
- Terms: 12-24 months
What We Finance
- Single-family residential homes
- Multi-family properties
- Commercial buildings
- Mixed-use developments
Construction Loan Terminology
- Ground-Up Construction
- Building a new structure from the foundation up on raw or cleared land
- Mid-Construction Loan
- Financing that takes over a partially completed project, allowing new ownership or additional capital
- Draw Schedule
- Predetermined timeline for releasing construction funds based on project milestones
- Cost-to-Complete
- Estimated remaining expenses needed to finish construction
- As-Completed Value
- The projected market value of the property once construction is finished
Builder Experience Matters
We've been builders ourselves for 40+ years. We understand the challenges and can move at your pace.
Discuss Your ProjectBridge Loans
Bridge loans provide short-term financing to"bridge" the gap between immediate funding needs and long-term financing. Perfect for quick acquisitions or transitional periods.
Key Features
- Quick Closings: As fast as 3-5 days
- Flexible Terms: 6-24 months
- LTV: Up to 75%
- Interest-Only Payments: Maximize cash flow
Common Uses
- Property acquisition while arranging permanent financing
- Buying before selling current property
- Time-sensitive opportunities
- Refinancing out of existing hard money
Bridge Loan Key Terms
- Bridge Loan
- Short-term financing that"bridges" the gap between two transactions or financing types
- Exit Strategy
- Your plan for repaying the bridge loan (sale, refinance, or permanent financing)
- Interest-Only Payment
- Monthly payments covering only interest, with principal due at loan maturity
Fix & Flip Loans
Investor FavoriteSpecialized financing for investors buying, renovating, and quickly reselling properties for profit. We fund both acquisition and renovation costs.
Key Features
- Purchase + Rehab Financing: One loan covers both
- Up to 90% of Purchase: Minimize cash requirements
- 100% of Rehab Costs: Maximize your budget
- Interest-Only Payments: Improve cash flow
- Quick Closings: 5-10 days typical
Our Fix & Flip Process
- Submit property details and renovation plan
- Get approval and terms within 24 hours
- Close and receive purchase funds
- Draw renovation funds as work progresses
- Sell or refinance upon completion
Fix & Flip Terminology
- After Repair Value (ARV)
- The estimated market value of the property after renovations are complete
- Rehab Budget
- Total estimated cost of all renovation work
- Holdback
- Renovation funds held by lender and released based on work completion
- 70% Rule
- Common guideline: purchase price + repairs should not exceed 70% of ARV
Cash-Out Refinance
Access your property's equity without selling. Perfect for investors looking to fund new deals, consolidate debt, or improve existing properties.
Key Features
- LTV: Up to 75% of current value
- Fast Processing: 7-14 days to close
- Owner-Occupied & Investment: Both qualify
- No Income Verification: Asset-based approval
Common Uses
- Fund down payments on new properties
- Consolidate high-interest debt
- Home improvements and renovations
- Business capital
- Investment opportunities
Refinance Terms Explained
- Cash-Out Refinance
- Replacing your current mortgage with a larger loan and receiving the difference in cash
- Rate & Term Refinance
- Refinancing to change interest rate or loan term without taking cash out
- Seasoning Period
- Time you must own property before refinancing (we have no seasoning requirement)
- Equity
- The difference between your property's value and what you owe
Land Loans
Development ReadyFinance raw land or lots for future development. We underwrite based on location, equity, and your clear exit strategy.
Key Features
- Loan Amounts: $70,000 to $5,000,000
- LTV: Up to 65% (varies by parcel + market)
- Terms: 6 to 24 months
- Fast Decisions: 24-hour approval
Best For
- Infill lots
- Entitlement and pre-development
- Land banking and short-term holds
Land Loan Terminology
- Entitlements
- Approvals required to develop land (zoning, permits, utilities)
- Carry Costs
- Ongoing costs while holding land (taxes, insurance, interest)
Investment Property Loans
Rental StrategyShort-term investor financing for rental acquisitions, stabilizations, and portfolio growth. We prioritize the asset and your plan, not endless paperwork.
Key Features
- Loan Amounts: $70,000 to $5,000,000
- LTV: Up to 75% (deal dependent)
- Terms: 6 to 36 months
- Flexible Exits: Hold, refi, or sell
Best For
- Single-family rental acquisitions
- Small multifamily (2–4 units)
- Value-add rental renovations
Rental Loan Terminology
- DSCR
- Debt Service Coverage Ratio: rental income vs. debt payments
- Stabilization
- Improving occupancy/income before refinancing into long-term debt
Second Mortgages & 2nd Position Loans
Access additional financing without disturbing your existing first mortgage. Perfect when you have favorable first mortgage terms you want to keep.
Key Features
- Keep Your First Mortgage: Don't lose your low rate
- Combined LTV: Up to 80% total
- Fast Approval: 3-7 days to close
- Flexible Use: Any legal purpose
When to Use a Second Mortgage
- Your first mortgage has a great rate
- Need additional capital quickly
- Want to avoid refinance costs
- Cross-collateralizing multiple properties
Second Mortgage Terminology
- Second Position
- Loan recorded after the first mortgage; gets paid second in foreclosure
- Combined Loan-to-Value (CLTV)
- Total of all loans divided by property value. Example: $200K first + $50K second on $300K home = 83.3% CLTV
- Cross-Collateralization
- Using multiple properties as collateral for one loan
- Lien Position
- The order in which loans are repaid if the property is sold or foreclosed
Complete Lending Glossary
Understanding the terminology is key to making informed decisions. Search, filter, and expand definitions as needed.
Loan Structure Terms
Amortization
The process of paying off debt over time through regular payments.
Balloon Payment
A large final payment due at the end of a loan term.
Maturity Date
The date when the final payment is due.
Prepayment Penalty
A fee charged if a loan is paid off early (we keep penalties minimal).
Principal
The amount borrowed, excluding interest.
Property & Valuation
Appraisal
A professional assessment of a property's market value.
As-Is Value
The current market value in its present condition.
Comparable Sales (Comps)
Recently sold similar properties used to estimate value.
Market Value
The price a property would sell for in the current market.
Legal & Documentation
Deed of Trust
A legal document that secures the loan with the property.
Lien
A legal claim against property as security for debt.
Title Insurance
Insurance that protects against title defects.
Promissory Note
A written promise to repay a loan under specific terms.
Costs & Fees
Origination Fee
An upfront fee charged by the lender for processing a loan.
Points
Upfront charges. One point equals 1% of the loan amount.
Closing Costs
All fees required to complete the loan transaction.
Servicing Fee
A monthly fee for loan administration.
Common Product Questions
Fast answers about terms, timelines, and qualification — so you can size a deal before calling.
How quickly can Grand Funding close each loan type?
Purchase and bridge loans typically close in 3–5 business days. Fix-and-flip loans close in 5–10 days. Cash-out refinances close in 7–12 days due to payoff coordination. Construction loans close in 5–10 days depending on draw setup.
Which Grand Funding loan product is right for my deal?
Fix-and-flip loans fit purchase-plus-renovation plays. Bridge loans fit time-sensitive acquisitions with a clear exit. Construction loans fit ground-up or major remodel projects. Second position loans fit investors keeping a low-rate first mortgage. Cash-out refinance fits equity extraction on a free-and-clear or low-LTV investment property.
Do all Grand Funding products skip income documentation?
Yes. Every product is asset-based — approval is driven by property value, deal quality, and your exit strategy. No W-2s, no tax returns, no pay stubs across any loan type.
Ready to Move Forward?
Let's discuss which loan product fits your investment strategy
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