Hard Money Loans
in New York & Massachusetts
Direct private lending for investment properties. Fast decisions, local underwriting, and rehab funds via draws—so you can move deals from offer to exit on schedule.
- Decisions in about 72 hours
- Draw-friendly rehab budgets
- Local underwriters (NY & MA)
- No hard pull to inquire
- Typical close ~7–14 days
- Min loan $100k
What Is a Hard Money Loan?
Hard money is asset-based financing for non-owner-occupied properties. We underwrite to the asset and after repair value (ARV), fund property acquisition + rehab via draws, and move quickly when bank timelines don’t fit the deal.
When It’s a Fit
- You need speed to compete or meet closing timelines
- Value will be created through renovation or repositioning
- You plan to sell or refinance into long-term debt after rehab
Choose Your Loan Type
Typical Terms & Structure
Term
What It Means
Minimum Loan Size
$100,000
Term Length
Leverage / LTC
Interest & Fees
Rehab Funds
Prepayment
Extensions
Get Funded in 3 Simple Steps
01
Submit Deal Specifics
Complete our brief application form in just a few minutes, no complicated paperwork
02
Connect With Your Underwriter
A knowledgeable underwriter will review your deal and respond to your questions promptly.
03
Get Funded Fast
Close within a week. Funds will be wired directly to your closing agent and distributed at closing.
Rates & Fees — What Affects Pricing
Pricing reflects deal risk and speed. Key factors include:
- Leverage requested (LTC/LTV) and rehab scope
- Experience level and strength of your team
- Timeline/exit plan (sell vs. DSCR/agency refi)
- Asset quality & ARV realism supported by comps
Bank vs Private Lending
Why most investors call us before they call a bank.
We help investors close fast on flips, BRRRR, and rental properties in NY.
Ability to Lock Up the Deal
Compete like a cash buyer.
Fast approvals and reliable closings make private lending as effective as cash in the seller’s eyes.
Offers often viewed as “financing-contingent,” creating uncertainty for sellers
Decision Speed
Weeks of back-and-forth and credit committee delays
Close timeline
Long approval timelines—often too slow for competitive deals
Underwriting focus
Personal income and tax returns come first
Rehab & construction funding
Most banks won’t fund rehab costs
Flexibility
Rigid, one-size-fits-all loan programs
Built for
Owner-occupied and long-term borrowers
Bank vs Private Lending
Why most investors call us before they call a bank.
Compete like a cash buyer
Fast approvals and reliable closings make private lending as effective as cash in the seller’s eyes.
Traditional Bank
Offers often viewed as “financing-contingent,” creating uncertainty for sellers
Decision Speed
Clear, reliable decisions in ~48 hours
Decisions when they matter.
Traditional Bank
Weeks of back-and-forth and credit committee delays
Close timeline
Close in as little as 7–30 days
Make offers with confidence
Traditional Bank
Long approval timelines—often too slow for competitive deals
Underwriting focus
Property value, ARV, and exit strategy
Personal income and tax returns come first
Rehab & construction funding
Structured rehab budgets with draw schedules
Traditional Bank
Most banks won’t fund rehab costs
Flexibility
Terms tailored to each deal and strategy
Traditional Bank
Rigid, one-size-fits-all loan programs
Built for
Active real estate investors with repeat deal flow
Traditional Bank
Owner-occupied and long-term borrowers
Loans Built for New York & Massachusetts Investors
Investment properties only. Not owner-occupied homes.
Who We Work With
Active real estate investors
Buying, rehabbing, or holding investment property
Non-owner-occupied 1–4 unit, small multifamily, rental holds
We finance flips, BRRRR, and buy-and-hold deals
Select mixed-use / commercial deals
Case-by-case review when the numbers make sense
Serious first-time investors welcome
Strong plan / contractor team required
We do not fund owner-occupied primary residences
Regions We Actively Serve
We fund across New York (Capital Region, Central NY, WNY, Hudson Valley) and Western Massachusetts (Berkshires). Looking for local details? Explore our geo pages:
Local Coverage
Why Local Investors Choose Mako Loans
We’re not just another lender, we’re your hometown partners in real estate success.
Lightning Fast Decisions
Get loan decisions in days not weeks, with funding that moves at the speed of your deals.
Local Market Experts
Collectively, our team has over 100 years’ experience as investors, lenders, and property managers in every market we serve.
Relationship-First Approach
You'll work with the same team on every deal, building long-term success together.
Investor Network
Access deals, contractors, partnerships and opportunities you won't find elsewhere.
Direct Access
Call us directly - no phone trees, no runaround. Reach actual decision makers who can say yes and move your deal forward.
Proven Track Record
20+ years of local real estate financing, from first flips to multimillion‑dollar projects.
Real Deals, Real Timelines
Syracuse SFR | 62-day flip
- Purchase $145k
- Rehab $48k
- ARV $275k
- Exit Sale
Albany Duplex | 90-day rehab
- Purchase $220k
- Rehab $85k
- ARV $420k
- Exit Refi (DSCR)
Hudson Valley SFR | 75-day flip
- Purchase $260k
- Rehab $60k
- ARV $445k
- Exit Sale
Frequently Asked Questions
What is a hard money loan?
Hard money is asset-based financing for non-owner-occupied properties. We underwrite to the asset and after repair value (ARV), fund property acquisition + rehab via draws, and move quickly when bank timelines don’t fit the deal.
How fast can you close?
Do you fund rehab costs?
Yes, we usually fund 100% of the rehab cost via draws tied to approved budgets.
What’s the minimum loan size?
Do you lend to first-time investors?
Do you lend on mixed-use or commercial?
Will I need an appraisal?
Hard Money Lending
Get your project funded
Apply in minutes
60-second form: name, property, budget, timeline.
What We Fund
$100k+ hard money loans • New York & Massachusetts
Get Terms Fast
Deals reviewed and proof of funds sent quicky.
Funds at Closing
We coordinate title/attorney—funds wired once cleared.