Hard Money Loan Illinois
All steps completed - you're finished
Last updated: May 9, 2025
At OfferMarket, we’re committed to helping you build long-term wealth through smart real estate investments across the Prairie State. Whether you’re flipping homes in Chicago’s South Side, restoring duplexes in Peoria, or building rental portfolios in Rockford, our all-in-one investor platform gives you a competitive edge:
💰 Private lending
☂️ Insurance rate shopping
🏚️ Off-market Illinois properties
Our Illinois Hard Money Loan program is built for fast, reliable, and cost-effective financing of 1-4 unit residential investment properties statewide. Whether your plan is to rehab and resell in Evanston, or rent out and refinance in Springfield using a DSCR loan, we’re here to be your trusted lending partner in every stage of your real estate journey.
Let’s dive into what makes OfferMarket’s Illinois Hard Money Loan Program the right choice for you.
What is a hard money loan?
A hard money loan is a short-term, asset-backed loan used to acquire, rehab, or refinance 1-4 unit residential real estate. In Illinois, this could mean anything from revitalizing foreclosures in Decatur to repositioning undervalued multi-families in Belleville.
Hard money loans are often called “bridge loans” or “fix and flip loans.” Regardless of the term, the concept is the same — they are short-duration loans secured by the real estate itself, designed to help investors move quickly on opportunities in competitive markets.
Hard money loan scenarios
Illinois real estate investors use hard money loans for several common purposes:
Buy and renovate distressed properties – For example, acquiring a boarded-up duplex in Joliet and using loan funds for both the purchase and rehab without tying up your own capital.
Refinance and then renovate – Let’s say you snagged a South Shore triplex with cash for a quick close, now you need to free up equity and fund the reno to bring it to market.
Refinance an active project – If you're mid-rehab on a house in Cicero and your current lender needs to be paid off, we’ll help you refinance and finish strong.
Acquire without plans to renovate – For seasoned wholesalers in Aurora, buying under market and flipping as-is can be a great play.
Refinance a non-rehab deal – If you locked in a solid price on a Waukegan property and plan to hold it, we can unlock your equity for your next deal.
Take out an existing loan post-reno – Rehab already completed on a Danville property? You can refinance now and wait for the ideal time to sell or rent.
How it works
Our Illinois hard money loans are composed of two distinct components:
Initial Advance – This is the portion of your loan dedicated to acquiring the property. It’s wired directly to your title company on the day of closing.
Construction Holdback – This portion is reserved for renovation and rehab work. Funds are disbursed to you as reimbursements once each stage of work is completed and verified.
Our program is intentionally flexible. Whether you're purchasing a distressed bungalow in Champaign or just funding upgrades on a property you already own in Cicero, you can choose one or both components to suit your project’s needs.
Most Illinois investors pair both components — an upfront advance and a rehab budget — to preserve cash on hand. Some prefer to fund the rehab themselves and only use the loan for acquisition, while others purchase in cash and use our program strictly for 100% rehab financing.
Whether your exit strategy is a flip or a BRRRR (Buy, Rehab, Rent, Refinance, Repeat), our loan adapts to your plan. And if your plan changes — say you intended to rent but find a hot resale market in Naperville — that’s okay too. We encourage projects with flexible exit strategies to minimize risk.
Who uses hard money loans?
Our Illinois hard money loan program is ideal for:
Fix and flip investors (“flippers”)
From Englewood rowhomes to rural quadplexes in Southern Illinois, flippers count on our speed and flexibility.
Rental property investors (BRRRR method)
Whether you’re rehabbing in Springfield or refinancing in Elgin, we offer a hard money loan bundled with a discounted DSCR loan to streamline your BRRRR.
Many of our clients pivot between flipping and renting depending on market conditions — a hybrid approach that’s smart and common among seasoned Illinois investors.
Hard Money Loan Program Guidelines
| Criteria | Guideline |
|---|---|
| Loan amount (minimum) | $25,000 |
| Loan amount (maximum) | $2,000,000 |
| ARV (minimum) | $100,000 |
| Experience | Not required |
| Credit score (minimum) | 680 |
| Borrowing entity | LLC or Corporation |
| Initial advance | up to 90% |
| Construction holdback | up to 100% |
| LTARV (maximum) | 75% |
| Interest rate | get instant quote |
| Origination fee | 1.5 to 2 points |
| Term | 12 to 24 months |
| Points out | None |
| Prepayment penalty | None |
| Structure | Interest-only with balloon payment |
| Recourse | Full (51% of borrowing entity must guarantee) |
| Exit strategy: Sale | minimum 30% ROI |
| Exit strategy: Refinance | minimum 1.1 DSCR after repairs |
| Valuation | Appraisal report or In-house valuation |
| SqFt (minimum) | Single family: 700+ |
| 2-4 unit: 500+ per unit | |
| Condo: 500+ | |
| Acreage (maximum) | 5 |
| Interest accrual | Under $100,000 loan: full boat |
| $100,000+ loan: as disbursed | |
| Advanced draws | Lender discretion |
| Down payment (minimum) | $10,000 |
Project Eligibility
We’re proud of our track record — fewer than 0.5% of loans have resulted in foreclosure. That’s because we emphasize risk management and partner closely with our borrowers in Illinois.
While anyone can apply, we do recommend first-time investors avoid complex renovations that can be challenging to manage. Major overhauls in cities like Aurora or rural areas in Southern Illinois can introduce delays, overruns, and market volatility.
Think of us as your capital partner and deal advisor. We want to help you grow steadily and safely.
Initial Advance
Initial advance amounts depend on your deal and experience level. We look at the number of Illinois or out-of-state investment properties you’ve completed over the last 5 years and require a minimum credit score of 680. However, those with a 720+ score receive preferred terms.
Realtors, General Contractors, and Engineers in Illinois can qualify for enhanced leverage due to their hands-on experience.
If you're buying a duplex in Normal for more than its appraised As Is value, your advance will be capped at that valuation, not your contract price.
Exit strategy affects advance, too:
For flips, we require a minimum projected profit of $15,000 and 30% gross margin.
For rentals, your post-repair DSCR must hit 1.1 or higher.
Rural properties in Illinois come with experience and leverage restrictions. For example, farm-adjacent deals may require 3+ completed projects to qualify.
Experience-based Tiers
| Tier | Verifiable experience |
|---|---|
| 1 | 0 |
| 2 | 1 to 2 |
| 3 | 3 to 4 |
| 4 | 5 to 9 |
| 5 | 10+ |
Initial Advance by Tier
| Tier | Initial advance (% of purchase price) |
|---|---|
| 1 | 80%* |
| 2 | 85% |
| 3 | 85% |
| 4 | 90% |
| 5 | 90% |
(*) 85% is available to Tier 1 investors with exceptional credit and liquidity.
Adjustments to Initial Advance
| Scenario | Adjustments |
|---|---|
| Credit score less than 720 | -5% |
| Full gut rehab | -5% |
| New market | -5% |
| Licensed Realtor | up to +5% |
| Licensed General Contractor | up to +10% |
| Licensed Professional Engineer | up to +10% |
| Rural | -20% (3+ experience required) |
Rehab Scope Classification
| Rehab Scope | Definition |
|---|---|
| Light | Rehab budget is <25% of purchase price |
| Moderate | 25% to 49.99% of purchase price |
| Heavy | 50% to 99.99% of purchase price |
| Extensive | 100%+ of purchase price or a lopsided deal |
*Note: A “lopsided” Illinois deal occurs when the rehab budget exceeds the purchase price — common with heavily discounted properties in downstate towns or West Side Chicago.
Rehab Scope Eligibility
| Tier | Experience | Light | Moderate | Heavy | Extensive |
|---|---|---|---|---|---|
| 1 | 0 | Eligible | Ineligible | Ineligible | Ineligible |
| 2 | 1-2 | Eligible | Eligible | Eligible | Ineligible |
| 3 | 3-4 | Eligible | Eligible | Eligible | Eligible |
| 4 | 5-9 | Eligible | Eligible | Eligible | Eligible |
| 5 | 10+ | Eligible | Eligible | Eligible | Eligible |
LTARV Limits
| Tier | Experience | Light | Moderate | Heavy | Extensive |
|---|---|---|---|---|---|
| 1 | 0 | 70% | Ineligible | Ineligible | Ineligible |
| 2 | 1-2 | 70% | 70% | 70% | Ineligible |
| 3 | 3-4 | 75% | 75% | 75% | 70% |
| 4 | 5-9 | 75% | 75% | 75% | 70% |
| 5 | 10+ | 75% | 75% | 75% | 70% |
LTFC Limits
LTFC applies when the rehab budget exceeds the property’s purchase price or As Is value. Here’s how we limit leverage for higher-risk deals:
| Tier | Experience | Light | Moderate | Heavy | Extensive |
|---|---|---|---|---|---|
| 1 | 0 | N/A | Ineligible | Ineligible | Ineligible |
| 2 | 1-2 | N/A | N/A | N/A | Ineligible |
| 3 | 3-4 | N/A | N/A | N/A | 85% |
| 4 | 5-9 | N/A | N/A | N/A | 90% |
| 5 | 10+ | N/A | N/A | N/A | 90% |
Example: No Experience
Scenario: You’re just getting started and have no verifiable prior projects in Illinois or elsewhere.
Purchase price: $100,000
Tier: 1 (0 similar verifiable experience)
Credit score: 695
Rehab budget: $24,000
ARV: $150,000
| Item | Value |
|---|---|
| Initial advance | $75,000 (75%) |
| Construction holdback | $24,000 |
| Total loan amount | $99,000 |
| LTARV | 66% |
| LTFC | 79.8% |
| Interest accrual | Full boat |
Example: No Experience, Excellent Credit
Scenario: Same as above, but you’ve built a strong credit history.
- Credit score: 750
| Item | Value |
|---|---|
| Initial advance | $80,000 (80%) |
| Construction holdback | $24,000 |
| Total loan amount | $104,000 |
| LTARV | 69.33% |
| LTFC | 83.9% |
| Interest accrual | As disbursed |
Example: 5 Experience
Scenario: You’ve flipped five properties in Illinois — perhaps rowhomes in Joliet or quadplexes in Decatur.
Tier: 4
Credit score: 750
| Item | Value |
|---|---|
| Initial advance | $90,000 (90%) |
| Construction holdback | $20,000 |
| Total loan amount | $110,000 |
| LTARV | 73.33% |
| LTFC | 91.67% |
| Interest accrual | As disbursed |
Refinance using As Is value instead of Cost Basis for Initial Advance
If you’ve owned a property in Illinois for at least 3 years and it's in rentable or livable condition (C4 or better), we may allow your loan to be based on As Is value rather than cost basis (purchase price + capital improvements). This applies to clients looking to complete new renovations on seasoned properties — for example, refreshing a long-held rental in Cicero before selling.
Requirements include:
Property must be habitable
At least 3 years of ownership
No default fees in payoff statement
Credit score 680+
Tier 3 or higher (at least 4 similar projects)
Strong comp support for the appraised value
Transactions involving wholesalers, price run-ups
OfferMarket works with Illinois wholesalers, but we impose strict limits on price run-ups to protect loan quality. We allow up to a 20% markup between the seller and wholesaler’s price. Anything beyond that is not financeable.
For example:
A-B contract: $100,000 (seller to wholesaler)
B-C contract: $125,000 (wholesaler to investor)
Allowable value basis: $120,000
We require:
Full contract chain (A-B, B-C)
Wholesaler’s operating agreement
Arm’s length transaction
MLS listings may disqualify the markup
We do not finance:
Finder fees
Unjustified markups
Referral commissions
Construction Holdback
We disburse rehab funds via draw requests, reimbursing you for progress made. Whether you’re replacing kitchens in Rockford or modernizing rentals in Springfield, the process is streamlined and fast.
| Criteria | Guideline |
|---|---|
| Minimum draw amount | None |
| Maximum draw amount | 100% of remaining holdback |
| Minimum number of draws | 0 |
| Maximum number of draws | None |
| Materials delivered but not installed | 50% (receipt or invoice required) |
| Draw inspection | App-based (self-serve) |
| Draw turnaround | 0 to 2 business days |
| Draw fee | $270 |
| Wire fee | $30 |
Appraisal and In-house valuation
All Illinois hard money loans require a valuation. Depending on your project and experience tier, this will be an interior appraisal, exterior appraisal, or in-house valuation.
In-house valuation
Eligibility:
| Criteria | Requirement |
|---|---|
| Property type | SFR, Duplex, Triplex, Quadplex |
| Tier | 4 or higher |
| Credit score | 720+ |
| Rural | Not eligible |
| New market | Not eligible |
| LTARV | Max 70% |
Even if you meet these standards, we may still require a formal appraisal.
Exterior appraisal
Allowed if:
Property is an REO or foreclosure
Acquired via sheriff’s sale or auction
Sold under bankruptcy proceedings
Appraisal must be <120 days old at close. Older appraisals (120–179 days) must be recertified.
Interior appraisal
Required in all other Illinois scenarios.
| Property type | Appraisal forms needed |
|---|---|
| Single family | 1004 + 1007 ARV w/ As Is value |
| 2-4 Unit | 1025 + 216 ARV w/ As Is value |
| Condo | 1073 + 1007 ARV w/ As Is value |
We order your appraisal through an AMC and provide a link to pay the invoice. Loan processing is paused until paid.
Appraisal transfer
Already have an appraisal? We may accept it if:
Ordered via an approved AMC
<180 days old at closing
Proper transfer letter and compliance with AIR provided
PDF, XML, and invoice all submitted
Scenario: Stabilized Hard Money Loan
In situations where your property in Illinois is already stabilized — meaning it’s in livable condition with no major rehab needed and appraised at C4 or better — we may fund up to 75% of its As Is value. For example, if you own a turnkey duplex in Skokie and want to extract equity for your next project, this could be a great fit.
| Criteria | Guideline |
|---|---|
| LTV (maximum) | Tier 1: 70% |
| Tier 2: 70% | |
| Tier 3: 75% | |
| Tier 4: 75% | |
| Tier 5: 75% | |
| LTFC (maximum) | Tier 1: 80% |
| Tier 2: 80% | |
| Tier 3: 90% | |
| Tier 4: 90% | |
| Tier 5: 90% | |
| Appraisal condition rating | C1, C2, C3, or C4 |
| Loan Term (maximum) | 12 months |
Key Loan Details
| Criteria | Details |
|---|---|
| Loan Amount | $25,000 to $2,000,000 |
| Units per Property | 1 – 4 |
| Eligible Property Types | Non-owner occupied residential |
| SFRs, 2–4 unit multifamily | |
| Condos, Townhomes, PUDs | |
| Property Minimum Size | SFR: ≥700 SQFT |
| 2–4 Unit & Condo: ≥500 SQFT/unit | |
| Max Acreage | 5 acres |
| Loan to Cost (LTC) | Up to 90% purchase, 100% rehab |
| Loan to ARV (LTARV) | Up to 75% |
| Down Payment | Minimum $10,000 if <$100K deal |
| Loan Term | 12 months standard; extensions available |
| Points | 1.5 to 2 points ($2,000 minimum) |
| Prepayment Penalty | None |
| Occupancy | Business purpose only |
| Transaction types | Purchase or refinance |
| Geographic Region | All Illinois markets |
| Amortization | Interest-only with balloon |
| Interest Accrual | Full Boat < $100K; As Disbursed ≥ $100K |
Extensions
While Illinois hard money loans are designed for 12–24 months, we understand delays happen. That said, extensions should be avoided if possible as they incur fees and additional risk.
To avoid needing an extension:
Work with seasoned GCs familiar with Illinois building codes
Avoid overly ambitious rehabs early on
Ensure access to the property (no lingering tenants or evictions)
Choose dual-exit deals (rent or flip)
Extension Limits
| Initial Loan Term | Max Extension |
|---|---|
| 12 months | 6 months |
| 18 months | 9 months |
| 24 months | 12 months |
Extension Terms and Fees
| Extension Term | Fee |
|---|---|
| 3 months (1st) | 1% of total loan amount |
| 3 months (2nd) | 1.5% of total loan amount |
| 6 months (1st) | 2.5% of total loan amount |
Extension Prerequisites
- Must maintain active builder’s risk insurance for the extension period
Ineligible Property Types
| Not Eligible |
|---|
| Mixed-use buildings |
| 5+ unit multifamily |
| Condotels, Co-ops |
| Mobile or manufactured homes |
| Commercial spaces |
| Cabins or log homes |
| Oil/gas lease properties |
| Farms, ranches, orchards |
| Short-term vacation rentals |
| Luxury, exotic, or unique design properties |
| Properties with unpaved/dirt road access |
Exception Scenarios
| Item | Notes |
|---|---|
| Credit scores between 660–679 | Considered on a case-by-case basis |
| Leasehold properties | Eligible with ground rent documentation |
| Small SFRs (500–699 SQFT) | Reviewed individually |
| Small multifamily units (400–499 SQFT/unit) | Reviewed individually |
| Initial advance based on As Is value | Must meet refinance guidelines |
| Non-arm’s length transactions | Allowed with explanation and safeguards |
| Financed interest payments | Available in approved cases |
Borrower and Guarantor Requirements
| Item | Requirements / Eligibility |
|---|---|
| Borrowing Entities | LLC or Corporation (no nonprofits) |
| Eligible Borrowers | US Citizens, Permanent Residents, Qualified Foreign Nationals |
| Foreign Nationals | Valid Passport & Visa (non-tourist), US FICO score required |
| Credit Requirements | 680+ FICO minimum, trimerge report <120 days old |
| Guaranty Structure | 51% of the entity must guarantee purchase loans; 100% for cash-out |
| Recourse | Full recourse; personal guarantees required |
| Net Worth | Aggregate net worth ≥ 50% of loan amount |
Liquidity Verification
We want to ensure you have enough liquidity to close safely and manage your rehab. You must show funds equal to your estimated cash-to-close plus 25% of your rehab budget.
| Eligible Liquid Assets |
|---|
| Personal or business bank accounts |
| Business account (requires operating agreement) |
| Brokerage accounts (personal or entity-owned) |
| Retirement accounts (50% haircut applied) |
| Notes |
|---|
| No need to transfer funds to a new account |
| New accounts are accepted (no seasoning required) |
| LOE required for unusually large deposits |
Credit and Background Items
| Credit Profile | Requirement |
|---|---|
| 3 scores returned | Middle score used |
| 2 scores returned | Lower score used |
| No mortgage tradelines | 6 months interest reserves required |
| Fewer than 5 tradelines | 6 months interest reserves required |
| Bankruptcy (discharged > 4 years) | Eligible |
| Foreclosure (completed > 4 years) | Eligible |
| Bankruptcy/Foreclosure (4–7 years) | 3 months interest reserves required |
| Late mortgage in last 12 months | LOE required; approval discretionary |
| Past due accounts | Must be paid before funding |
| Involuntary liens/judgments | Must be cleared before closing |
| Civil lawsuits | LOE required |
| Criminal background | Serious or financial crimes are ineligible |
Interest Reserves
We may collect interest reserves at closing depending on your credit profile.
| Scenario | Interest Reserve |
|---|---|
| Lender discretion | 0 months |
| Guarantor FICO 700+ | 1 month |
| FICO 660–699 | 3 months |
| FICO 660–699 + background issue | 6 months |
Financed Interest Payments
To help maintain your liquidity, you may qualify for financed interest payments, where monthly interest accrues and is paid at loan payoff.
Example:
Loan amount: $100,000
Interest: 12%
Duration: 9 months
Accrued interest: $9,000
Payoff: $100,000 + $9,000 interest = $109,000
Property Sourcing Guidelines
| Requirement | Details |
|---|---|
| New markets | GC agreement or LOE required |
| Wholesale or price run-ups | Additional documentation needed |
| Condo or complex renovations | Engineer letters or permits required |
| Submission materials | Purchase contract, payoff letter, entity docs, scope, appraisal |
Insurance Guidelines for Hard Money Loans
Hard money loans in Illinois require proper Builders Risk Insurance to protect both the physical property and your liability.
| Coverage Type | Limit | Required |
|---|---|---|
| Dwelling | Replacement Cost or Loan Amount | Yes |
| Liability | $1M per occurrence / $2M aggregate | Yes |
| Builders Risk | Included | Yes |
| Flood (FEMA Zone only) | Greater of $250,000 or loan amount | Yes |
Insurance Details
| Item | Requirement |
|---|---|
| AM Best Rating | A- VIII or better |
| Policy Type | Special Form |
| Deductible | $1,000 to $5,000 |
| Lender Designation | Must be named mortgagee & additional insured |
| No exclusions | Wind, hail, and storm damage must be covered |
| Cancellation | 30-day notice required |
💡 Tip: As soon as you own the property, install smoke detectors, locks, and security cameras to meet policy terms and avoid denied claims.
Frequently Asked Questions
What states does OfferMarket fund hard money loans in?
We lend in nearly every U.S. state, including a full-service lending program for investors in Illinois. From Cook County to Champaign-Urbana and everywhere in between, OfferMarket helps Illinois investors access capital efficiently.
Can I have more than one hard money loan at a time?
Yes. It’s normal for Illinois clients to have multiple active loans. We'll assess your liquidity, credit, and track record to ensure you’re managing risk responsibly. If needed, we'll work together to prioritize your active projects before adding more.
Are hard money loans considered commercial loans?
Yes. These are business-purpose loans extended to your LLC or Corporation, and they’re classified as commercial — even if the property is residential.
What is the minimum loan amount?
The minimum loan amount is $25,000.
Which property types are eligible?
| ✅ Eligible Property Types | ❌ Ineligible Property Types |
|---|---|
| Non-owner occupied 1–4 unit residential | Mixed-use |
| Single-family homes | 5+ unit multifamily |
| 2–4 unit multifamily | Condotels, co-ops |
| Condominiums, townhomes | Mobile/manufactured housing |
| Planned Unit Developments (PUDs) | Cabins, log homes, unique or exotic structures |
| Vacation/seasonal rentals | |
| Properties with unpaved or dirt road access | |
| Operating farms, ranches, orchards | |
| Properties with oil/gas leases |
How is Loan-To-Value (LTV) calculated?
| Metric | Calculation Method |
|---|---|
| LTV | Loan amount ÷ Lower of purchase price or As Is valuation |
| LTARV | (Initial advance + construction holdback) ÷ After-Repair Value (from appraisal) |
What are the credit score requirements?
| Scenario | Requirement |
|---|---|
| Standard approval | Minimum 680 FICO |
| Exceptions considered | 660–679 FICO with additional reserves |
| Whose score matters | Only personal guarantors |
Is experience required?
No — we offer loans to first-time investors in Illinois. However, your experience tier affects how much leverage you qualify for.
Does wholesaling count toward experience?
No. We only consider direct ownership and renovation experience where you had financial responsibility.
What documentation is required?
For Purchase Loans
| Document | Description |
|---|---|
| Purchase Contract | Fully executed by buyer and seller |
| Credit Report | Tri-merge soft pull for all guarantors |
| Background Report | Required for all guarantors |
| Track Record | Verifiable history of past projects |
| ID Verification | Government-issued photo ID |
| Borrowing Entity Documents | Articles of Organization/Incorporation, Operating Agreement, W-9 |
| Scope of Work | Detailed rehab budget |
| Appraisal Report | Ordered via OfferMarket, paid by borrower |
| Bank Statements | Two most recent, personal or business |
| Letter of Explanation (if needed) | For large deposits, late payments, or background items |
For Refinance Loans
| Document | Description |
|---|---|
| Settlement Statement | Fully executed closing disclosure |
| Credit Report | Tri-merge soft pull for all guarantors |
| Background Report | Required for all guarantors |
| Track Record | Verifiable rehab experience |
| ID Verification | Government-issued photo ID |
| Borrowing Entity Documents | Articles of Organization/Incorporation, Operating Agreement, W-9 |
| Sunk Costs | Line-item detail of expenses to date |
| Scope of Work | Rehab budget for remaining improvements |
| Appraisal Report | Ordered via OfferMarket, paid by borrower |
| Bank Statements | Two most recent, personal or business |
| Letter of Explanation (if needed) | For large deposits, late payments, or background items |
Are there special requirements for loans over $1M?
| Requirement | Details |
|---|---|
| Experience | Minimum of 3 comparable projects completed |
| Market Liquidity | At least 3 MLS comps within 2 miles in the past 6 months |
| Credit | 680+ FICO and 5+ seasoned tradelines |
| Rural Location | Ineligible if designated “rural” by CFPB or USDA |
| Track Record | Must be documented and verifiable |
Glossary of Key Terms
| Term | Definition |
|---|---|
| ADU | Accessory Dwelling Unit on same parcel |
| Arms-length | Fair-market transaction between unrelated parties |
| Non Arms-length | Transaction with personal or business ties |
| Initial Advance | Loan amount applied to purchase |
| Holdback | Rehab budget portion of your loan |
| Interest Reserves | Interest collected at closing and held in escrow |
| LOE | Letter of Explanation |
| LTC | Loan-to-Cost |
| LTFC | Loan-to-Full-Cost (purchase + rehab) |
| LTV | Loan-to-Value based on As Is valuation |
| LTARV | Loan-to-After-Repair Value |
| Full Boat | Interest charged on full loan amount |
| As Disbursed | Interest charged only on disbursed funds |
| GC Agreement | Contract with General Contractor |
| DSCR | Debt Service Coverage Ratio (Rent ÷ PITIA) |
Instant Hard Money Loan Quote
OfferMarket Capital LLC is proud to serve as a top-tier private lender for Illinois real estate investors. Whether you're flipping a bungalow on Chicago’s South Side, renovating rentals in Rockford, or scaling a BRRRR portfolio in Springfield, our mission is to help you build lasting wealth through real estate. With our streamlined process, transparent terms, and expert support, we’re ready to partner with you on your next deal.
Getting started is fast and free. Click below to request your instant hard money loan quote and take the next step toward scaling your investment strategy in Illinois.
💰 Private lending ☂️ Insurance rate shopping 🏚️ Off market properties 💡 Market insights
