Most of our loans receive Final Approval in less than 21 days!

With nearly 20 years of industry experience and over $250,000,000 in funded loan volume, the founders chose to open Blink's doors in March of 2018. So far, it's been the best professional choice they've ever made!

Required? No, not all of the time. When necessary, we prefer to order our own and depending on a few factors we are able to accept yours if you already have one.

After receiving your 1) fully executed contract, 2) copy of your completed Renovation Budget (please see forms tab) & 3) the CMA (comparable market analysis) you used to determine the value, we then verify your numbers via an experienced local 3rd party professional (this ensures that your value is not influenced) with 2 main requests, 1) a current AS-IS Value and 2) an After Repair Value based on the Renovation Budget you provided and similar comparables (aka Comps) to your property and scope of work. The ARV of our evaluation is what determines your final loan amount.

That depends on several factors, please take a look at your calculators located under "Tools".

Here are a few reasons other investors have chosen to work with us:

1. They LOVE that we help them
   1. GROW their business AND
   2. avoid making mistakes (please see our Award Winning FAQ’s & Investor Tool Box sections of our website along with your 411 Investor Resource Center)
2. No Payments for up to 6 months
3. Borrow up to 75% LTV
4. Non-Recourse Loans
5. Our Blink Rewards Program. Rather than tell you we are thankful (to you) for choosing us again, we thought we would show you by lowering your interest rate by -.25% -.50% for every loan you have completed. Do more deals, pay less interest and grow your profits.

30 days and after that, we’ll send you a new one.

We'd love to! Please see the Our Process tab under the research section of our website.

For Private Money, 1 day. Long-term conventional lending rules are 180 days however; we have other creative options we can share with you.

It’s all about keeping them accountable – asking the right questions and being sure your needs are met. As with most sales professionals, they are trained to answer the same tried and true questions, but we realize each investor’s needs are unique to them – so simply put, there isn’t a one-size-fits-all answer. Be sure to check out “How To Shop Your Hard & Private Money Lender” located under "Tools" on our home page.

It’s all about protection. Protection for everyone involved. Give us a ring and we’ll go into more detail. Be sure to ask us about our No Escrow Rehab & Renovation Budget Program.

Texas State Law prohibits Hard Money Loans on your Primary Residence.

No, you do however, pay for 12 months of Homeowners Insurance at closing. What happens if you don’t keep your property for 12 months? Simple, you get a refund of your unused insurance premium.

Keep your property for just one day with a Private & Hard Money Loan, as there are no pre-payment penalties (be careful as a lot of Private Money Lenders charge pre-payment penalties). Your challenge will be with the buyer and their lenders seasoning requirements, which are usually 90 days. This means you (the seller) must have owned the property for 90 days prior to selling it, unless your buyer is paying cash or receiving a Conventional Loan.

In comparison to traditional bank, government and conventional loans, Hard Money Loans are historically 2 – 3 times more expensive. Private & Hard Money loans carry more risk than the aforementioned loans in that the collateral (the subject property) is typically not only distressed and unlivable, but only appeals to a particular buyer should they (a lender) need to liquidate it. Meaning if a lender has to foreclose and sell the collateral it would take longer and/or cost more (than a regular foreclosure where renovations are not necessary and the cost of money is cheaper) whether they were to sell it as-is or complete the renovations prior to liquidating it. These are the primary reasons why traditional bank, government and conventional lenders do not offer renovation loans for investment properties. In short, it’s a bigger risk, therefore a more expensive loan.

Private & Hard Money Loans like most loans are based on 2 main components

1. The Guarantor aka Borrower/Client/Investor &
2. The Collateral aka the Property.

When Approving the Guarantor/Client/Investor we are looking at 3 main factors, the client’s

1. Credit Score – Lenders love lending money to those with a history of doing what they say and a Guarantors Credit Score is the numerical representation of the financial agreements they have entered and kept as promised. The higher the score, the more likely the loan is going to be approved. We tend to work with clients who have a credit score above 600.
2. Income – The question every Lender asks itself is how will we be paid back? Income is important in that it determines the ability to repay (the loan) and the financial capacity of the investor/person guaranteeing the loan.
3. (liquid) Assets – Although income answers the question of how will we be paid back, a guarantor’s assets answer the question of what happens if ________? By in large, investors make smart decisions and rarely do things completely derail from the plan but if they do, lenders want to be assured their loan will be protected. The more liquid assets an investor has, the more comfortable and the higher the likelihood of approval.

When approving the collateral (the property) we are looking at 4 main factors, the property’s

1. Address –The better the location, the lower the risk and the lower the risk, the higher probability of approval.
2. Purchase Price – How much are you buying the house for? That’s the starting point of all loans -- without a purchase price (even if it’s $0, as silly as it sounds), there is no loan.
3. Estimated Renovation Budget – This is one of the most important items in the process and often overlooked.

With this in mind, we encourage you to complete fast and accurate, as your appraisal (both value and time of delivery) is dependent upon your renovation budget. Most importantly it answers several questions

• Do the renovations support the future ARV? How much money needs to be put aside in the Renovation Escrow Account?
• How long will the renovations take (the higher the amount of renovations the longer the renovation timeline) and how much money is the Guarantor/Client/Investor brining to closing (if any)?
• Are the Renovation Costs & Contractor Budget in-line with the Scope of Work (is the investor being taken advantage of?)?
• Are all the necessary renovations listed and/or is there anything that was missed?

Side note: please keep your Rehab & Renovation Budget handy as it will be the same budget you reference when making your Rehab & Renovation Escrowed Draw Request. 4) Estimated After Repair Value (ARV) – the ARV is initially given by the Guarantor/Client/Investor and then verified by the lender both internally and via an unbiased 3rd party industry professional. The ARV is not only extremely important, but arguably the most significant determinant in the entire lending process (without it the collateral is close to meaningless). Most Loan To Value is based on the Collateral's ARV and the LTV is what determines the Final Loan Amount. So without an ARV it is close to impossible to obtain a loan, especially a loan that requires access to a Renovations Escrow Account. All this said differently, Private & Hard Money Lenders approve loans based on the Guarantors history of doing what they said they would do and the likelihood they will be able to continue doing so as well as assessing the current value, the renovations required and the ARV of the Collateral.

Like most lenders, the higher the credit score the better. A higher credit score = less risk and less risk = better terms. With this said, we do not have a minimum credit score requirement as we take a holistic approach when approving our loans.

Unlike traditional loans, no, you do not. We do consider the ability to repay when approving your loan.

Yes & no. Traditional Conventional Lending = No. Non-Traditional Lending = Yes.

Minimum down payment is $0 for veterans and approved rural areas. If you’re not a veteran or buying in a non-rural area, the minimum down payment is 3% of the purchase price.

Absolutely! Just because you do not have the traditional 9am – 5pm it doesn’t mean you can’t take advantage of our products and offerings. W-2 or no W-2, we have both traditional and non-traditional options available.

This depends on your monthly revolving and installment expenses, utilities and cost of living not included vs how much reported income you make each month. For quick math, divide your currently monthly expenses, remember to include your new monthly mortgage payment (include property taxes and homeowners insurance requirements) and divide by your gross monthly income. If the number is less than 50%, you're in good shape. Either way, contact a licensed mortgage professional for confirmation.

Absolutely! The items needed are the same items you will provide, so we keep it pretty simple. They will also sign the same loan documents as you and will be kept updated throughout the entire loan process. Said another way: what you experience, they experience, just a little less hands on.

Step one is to create your Blink Account, then provide a list of your supporting documents. Copy of your Government ID Copies of your most recent 30 days of paystubs Copies of your most recent 2 years W-2 and or 1099's Copies of your last 2 years filed IRS tax returns Copies of your most recent 60 days of asset statements, checking, savings and or retirement accounts

Absolutely! It is considered as assets and income when necessary.

Most certainly!

30 days and then we simply send you a new one.

Only to close and fund your loan. Unless you are buying, the answer is no.

Yes and no, for best results you want to have it in your account 60 days prior to application. Gifted funds from family members are not included as those can be transferred and or given anytime.

Gold & Silver? Yes. Euros? Yes. Cryptocurrency, sorry, we haven’t quite made it there yet.

When approving borrowers for mortgage loans we initially consider 3 main factors, the borrowers

1. Credit Score – Lenders love lending money to those with a history of doing what they say and a Guarantors Credit Score is the numerical representation of the financial agreements they have entered and kept as promised. The higher the score, the more likely the loan is going to be approved. If your credit score is less than 620 we are likely not the lender for you.
2. Income – How will we be paid back is the question every lender asks. Income is important as it determines the ability to repay (the loan) and the financial capacity of the person guaranteeing the loan and
3. (liquid) Assets – Although income answers the question of how will we be paid back, a guarantors assets answer the question of what happens if ________? By in-large Investors make great decisions and rarely do things completely derail from the plan but if they do, lenders want to be assured their loan will be protected. The more Liquid Assets a borrower has, the more comfortable and the higher the likelihood of approval.

Yes, only you can improve your credit score. Before we go further it is important to note that we are not fans of Credit Repair and it is unreliable (as are the companies who offer it and not effective long term. The best thing you can do for yourself right now is to focus on your present and future credit profile, rather than what happened in the past. Did you know the more you have available in credit can actually raise your credit score (of course, it’s imperative to continue making payments on time)? A Credit Score is simply the numerical representation of your ability to enter financial agreements and keep them as promised. If your credit past is hindering your credit present and credit future (i.e. you can’t get approved for a new credit card because of your previous credit issues), look into secure credit cards. It stands to reason a credit card company is reluctant to issue credit to you if your current credit rating is low, but a Secure Credit Card allows you to leverage on your already existing money for an equal to or higher credit balance. It works this way – you give the Secure Credit Card company $500 and in turn, they give you a credit card with an available balance of $500+. You must then manage your new credit card so you’re able to get approved for more credit in the future, but this gives you a very fair starting point to help build up that trust and loan process once again. We find that keeping your outstanding balance below 50% of your available balance and less than 20% for maximum results. For example, if you have a $500 available credit limit, make sure your balance doesn’t exceed $250 and for optimal results, keep it less than $100. This will communicate to Credit Bureaus that you are so financially responsible that you don’t even need to use the full amount loaned to you as you have other payment/financial options.

Most of our loans receive final approval in less than 21 days.

Standard Private & Hard Money loan terms are 9 months (without pre-payment penalty) and can be as long as 60+ months. Tell us what you would like and we’ll make it happen.

No, we prefer to be in 1st lien position.

No, we also offer loans for properties you intend to live in as well as 2nd homes and vacation homes. We have something for everyone.

Similar to credit cards, you only pay interest on your outstanding loan balance, not your full available limit. We can’t comprehend why someone would charge (let alone pay) interest on un-borrowed money, so you don’t have to worry about that with us.

We understand that sometimes things don’t work out as planned, that’s why if you need to extend your loan, it’s not a problem (especially if you’re making your payments on time!).

We pride ourselves on being a full-service and valuable partner in your investments. All questions, answers and pre-approvals are always free and a phone call or email away. If you have an executed contract and are ready to close, the only out of pocket expense is the cost of your 3rd party appraisal, which is typically around $150.

No, you do however, pay for 12 months of Homeowners Insurance at closing. What happens if you don’t keep your property for 12 months? Simple, you get a refund of your unused insurance premium.

Please see our fees under the research section of our website. Our total "other" fees minus origination are right at $1,500 which includes appraisal & attorney doc fees

Absolutely! Both short & long term loans.

There is no minimum, but we don’t like to lend less than $100,000.

Officially, we don’t have one. We do however prefer loan amounts that require 6 digits as opposed to 7 or more, decimals not included of course.

We specialize in Real Estate Investment Lending and offer a wide array of financing ranging from:

• Short Term Private and Hard Money where we lend on both the After Repair Value or the Purchase Price/Acquisition Cost.
• Long Term Traditional Lending with conventional fixed interest rate terms ranging from 8 – 30 years (refinance or purchase)
• Cash Out loans on both the home you live in or 2nd homes and/or investment properties
• Bank Statement and/or Lease Agreement qualification Loans
• Non-Recourse Loans
• Gap Funding
• Land/lot Loans

We prefer to order our own appraisal and depending on a few factors, we are able to accept yours if you already have one.

After receiving your 1) fully executed contract, 2) copy of your completed renovation budget 3) payment for the property evaluation, we order your evaluation through an experienced local 3rd party appraiser (this ensures that your value is not influenced) with two main requests, 1) a current AS-IS Value and 2) an APRV based on the renovation budget you provided and similar comparables (comps) to your property and Scope of Work. The ARV of the evaluation is what determines your final loan amount.

This is based on several factors. For an accurate cost, visit the Hard Money Calculator located under Tools.

At minimum, Hazard and Builders Risk insurance is required. If the property has ever flooded or there is a good chance it could flood, you should plan on getting Flood Insurance as well.

We like to see coverage 12 months from closing with a minimum policy of that or equal to your Loan Term.

Yes, we still like to see coverage for 12 months from closing. But don’t worry, because insurance companies will refund the eight months of unused policy premium. It all balances out in the end, but being prepared is key.

Title Insurance is a 3rd party service paid for at closing that protects the Buyer and Lender from any previous liens and/or judgments on Title of the property. These liens could range from unpaid back property taxes by the previous owner to past due bills (i.e. previous owner didn’t pay the roofer for repairs made years ago or past due Home Owners Association fees, etc.). The last thing you want is to pay and/or deal with an expense after closing, especially one that doesn’t belong to you. Title Insurance will help prevent these kinds of issues.

A survey is the plot/geographical area of a property that outlines and defines its proper borders and boundaries. It is imperative to obtain an accurate survey to ensure the property you are buying is properly defined and there are no unexpected surprises later, i.e., incorrect fence line, city encroachments, unidentified power lines and more. Could you imagine buying a property only to find out after closing that a portion of the backyard belongs to a neighbor? A survey will help identify any issues before closing so that you can plan accordingly and rest easy after your purchase.

In short, like most insurance, it’s needed just in case. Just in case theAn appraisal is a 3rd party unbiased assessment of a property’s value that lenders utilize for determining the loan amount. As an investor, you want to verify the value of a property before you buy to ensure you are buying it at a fair and worthwhile cost. Whether than just taking their word, you are doing your due diligence to ensure your investment and purchase is exactly what you thought you were buying. Friendly investor Tip: If the appraised value is lower than expected, use the appraisal to renegotiate the sale price. The advantage is an appraisal by a 3rd party is the unbiased valuation of the property to ensure the accuracy of the value of your potential investment. re is a fire… Just in case there is a break in… Just in case there is vandalism… Just in case there is a flood… Just in case… well you get it. Good news is the expense is tax deductible and we have yet to meet anyone who was upset about having insurance when the time came for them to make a claim. As our Mother’s have said over and over, better safe than sorry.

In short, like most insurance, Homeowners Insurance is a precautionary measure. Just in case. Just in case there is a break in. Just in case there is vandalism. Just in case there is a flood. Just in case [fill in the blank]. The good news is that this much-needed expense is tax deductible and we’ve yet to meet anyone who was upset about having Homeowners Insurance when the time came for them to make a claim. Remember the old adage from our mom’s – better safe than sorry.

1111 Heights Blvd., Houston, TX 77008

Our office hours are 7am – 5pm, but we are available almost 24/7 to help with needs as they arise. It’s the nature of the business and we love it.

Our office is not open, but if you need to get ahold of us, you can call or email at any time and expect a speedy response.