Loan Types
Texas Hard Money Loan Types
Fayette Funding lends directly on real estate across Central Texas — Austin, San Antonio, Houston, and the Fayette County home turf. The loans below are the products we actually fund. They fall into two groups: the core investor loans most borrowers come to us for, and the situational loans built around a specific life circumstance where a fast, asset-based loan is the right tool.
Every loan below has its own page with terms, LTV, and how the process works for that specific product. Pick the one that fits your situation, or send us the deal and we'll tell you which product is the right fit.
On This Page
Jump to a loan type.
Core Investor Loans
The five products most borrowers come to us for.
Fix and Flip Loans
Purchase plus rehab on a Texas flip, funded in draws. You bring the deal and the crew; we fund up to about 70–75% of ARV, with rehab held back and released as work gets done. Underwritten by someone who's read a lot of scope-of-work documents and knows a real budget from a hopeful one.
Fix and Flip Loans →DSCR Rental Loans
We qualify the property, not your W-2. If the rent covers the debt service, the loan works — whether you're self-employed, buying in an LLC, or already have ten rentals on your personal file. Long-term rentals and short-term rentals both.
DSCR Rental Loans →Bridge Loans
Short-term financing when timing doesn't line up. Close on a new property before the current one sells, or refi out of a maturing loan while you set up permanent financing. Real answers in days, not weeks.
Bridge Loans →Construction Loans
Ground-up construction funded on a draw schedule built for how real builds actually happen. Underwritten by a lender who's been on job sites — not a bank credit analyst reading a spec sheet. Residential spec, custom, small commercial builds.
Construction Loans →Commercial Hard Money Loans
Retail, office, mixed-use, small commercial. Same direct-funding model as the residential side, structured for commercial deals. LTV, term, and rate all depend on the specific property and tenant situation — send us the deal.
Commercial Hard Money Loans →Situational Loans
Same core hard money loan, structured around a specific circumstance.
These aren't different loan mechanisms — they're hard money structured around a specific circumstance where speed and asset-based underwriting matter more than a bank's checklist. Each page below walks through the situation first, then how the loan solves it.
Probate & Estate Loans
Inherited a property with siblings or other heirs and need to buy them out cleanly? A probate loan lends against the property so the estate can close on its own timeline without forcing a fire sale.
Probate & Estate Loans →Trust Loans
For a property held in a trust — we lend directly to the trust. Pay a beneficiary, distribute proceeds, or hold the property through a transition without breaking the trust structure.
Trust Loans →Divorce Buyout Loans
Keeping the house in a divorce means paying your spouse their share of the equity. A hard money buyout loan gets that done on the settlement's timeline, not a bank's.
Divorce Buyout Loans →Partnership Buyout Loans
Exiting a real estate or business partner. Fund the buyout against the asset instead of trying to force it through a traditional bank on a compressed timeline.
Partnership Buyout Loans →Owner-Occupied Hard Money Loans
For consumers who need fast financing on a primary residence — done under the compliance framework that applies to owner-occupied loans in Texas. Not the same as an investment-property loan.
Owner-Occupied Hard Money Loans →Distressed Property Loans
Foreclosures, REO, condition banks won't touch. If the property has real value and a real exit, we can usually work with it.
Distressed Property Loans →Cash-Out & Refinance Loans
Pull equity out of a Texas property, refinance out of a maturing loan, or restructure debt. Fast, asset-based, without the traditional refi slog.
Cash-Out & Refinance Loans →Multifamily Loans
Duplex, quad, and mid-size apartment properties. Purchase, rehab, or reposition — underwritten to actual operating numbers.
Multifamily Loans →1031 Exchange Loans
Close on your replacement property inside the 45/180-day exchange window. Fast, direct funding when the clock is what's driving the timeline.
1031 Exchange Loans →Which Product Fits?
Not sure which one? Send us the situation.
We'd rather point you to the right product — or tell you a hard money loan isn't the right tool at all — than book a loan that doesn't fit.
Talk to us about your deal →