HARD MONEY LENDER KENTUCKY

Loan Goat does lend in Kentucky, statewide, on business-purpose and non-owner-occupied property, with active borrowers in Louisville, Lexington, Bowling Green, Owensboro and Covington. Because the capital is ours and one person makes the call, a Kentucky file moves as fast as a California one. Typical closings take five to seven days. Documentation stays minimal, since the underwriting focuses on the asset and the exit.

Student rentals in Fayette County qualify under our rental property DSCR program, which looks at what the unit produces rather than at your employment history. A by-the-room house near campus or a small multifamily off Euclid both work. If the property needs work before it can rent, start on a bridge or fix and flip loan and refinance into the DSCR loan once it is leased.

Turned-down rehabs are the ordinary case for us, not the exception. Old Louisville and Germantown houses often fail bank underwriting because of condition, and condition is exactly what a fix and flip or bridge loan is designed to finance. We underwrite the property, including its after-repair value, with minimal documentation. Send the scope, the budget and your timeline, and you can be funded inside a week.

Kenton County is fully in our footprint, Covington included, along with the river towns around it. Investors there are usually buying Italianate row property in MainStrasse Village or small mixed-use buildings that need a repositioning plan. Bridge loans, fix and flip money and commercial financing all apply. One decision maker in San Diego reviews it, and there is no committee slowing the answer down.

Single-family rentals, condos, townhomes, two to four unit buildings, apartment buildings, mixed-use, retail, office, industrial and flex, self-storage, hospitality, manufactured housing and land. Business-purpose and non-owner-occupied is the core of the book, with owner-occupied handled under its own program.

The address, the purchase price or current value, what you owe, what you plan to do with the property and how you intend to pay the loan back. That is enough for a written quote. Full-doc income packages are not part of the low-doc programs, which is why a quote arrives in hours rather than weeks.

No prepayment penalty on the bridge programs. Pay the loan off the day the flip sells or the refinance funds and you owe interest for the days you used the money. That matters when the whole plan is to be in and out inside a year.

Five to seven days is the standard, and low-doc bridge deals have closed in as little as three. Speed comes from the structure, not from cutting corners: in-house capital, one decision maker and minimal documentation. Title and escrow set the floor, so the sooner those are opened, the sooner the wire moves.