Private Money
- Primary Residence / Investment
- Non-QM
- No Min FICO
- 20% Min Down
Private money loans are asset-based financing solutions designed for borrowers and investors who may not qualify for traditional loans or need quicker, more flexible funding. These programs focus primarily on the property’s value and equity rather than the borrower’s credit or income, making them ideal for bridge loans, fix-and-flip projects, commercial properties, and land acquisitions. Because of the increased risk and short-term nature, interest rates are higher (typically 9%–15%) and larger down payments or equity positions are required, but borrowers benefit from faster closings, streamlined underwriting, and the ability to finance unique scenarios that conventional lenders will not.
This program is ideal for buyers who:
- Seek short-term bridge or fix-and-flip financing.
- Purchase non-traditional properties (commercial, land, or multi-family).
- Need quick access to capital without the strict guidelines of banks.
Scenario | Credit Score | Min Down | Max LTV | Rate | Notes |
|---|---|---|---|---|---|
SFR | Any | 20% | 80% | 12%–15% | Applies to Owner-Occupied. |
SFR | Any | 25% | 75% | 11% | Applies to Owner-Occupied and Investment Loans. |
SFR | Any | 35% | 65% | 10.5% | Same as above. |
SFR | Any | 40% | 60% | 10% | Same as above. |
SFR | Any | 45% | 55% | 9.5% | Same as above. |
SFR | Any | 50% | 50% | 9% | Depends on recency and re-established credit. |
2–4 Family / Commercial | Any | 35% | 65% | 12%+ | 24–60 month IO only. Lower leverage vs SFR. |
Long-Term Option (up to 180 mo) | Any | 20% | 80% | 9–12% | 180-month term with 60-month IO available. |
Occupancy Requirement |
|---|
Primary residence Allowed, but subject to HOEPA compliance (strict requirements). |
Investment Property Allowed for SFR, multi-family, commercial, and land. |
Credit & DTI |
|---|
FICO Not a determining factor (program is primarily equity/asset-based). |
Ratios Flexible; focus is on collateral value and exit strategy. |
Residency Eligibility |
|---|
Eligible
|
Ineligible
|
Prepayment Penalty | Min Down | Notes |
|---|---|---|
12-Month Bridge / Fix & Flip | 3 months guaranteed interest | Applies if paid off early within the first 12 months. |
24–60 Month Investor / Commercial / Land | 6 months guaranteed interest | Applies if loan is paid off before 6 months of payments. |
180-Month Long-Term Option | Case-by-case | May include limited prepay period or partial waiver. |
Owner-Occupied (HOEPA) | Exempt | No prepayment penalty allowed by regulation. |
Property Types |
|---|
Eligible
|
Note
|
Seller Contributions |
|---|
Maximum Contribution Seller contributions are considered on a case-by-case basis. |
Allowed Uses Typically restricted to covering allowable closing costs. They cannot be applied toward the borrower’s down payment or reserves. |
Disclaimer – This matrix was published on 10/02/2025. Program guidelines may have changed since then. Please contact Alexis to confirm the most current requirements. For complete details, refer to the Partner Matrices PDF or reach out directly to Alexis for program-specific guidance.
Contact Loan Officer
Alexis Andrade
Mortgage Loan Officer
NMLS #2553405
alexis@sjmorganple.com