© WHERE WE LEND PROVIDENCE · RI
HARD MONEY LENDER PROVIDENCE
Purchase, refinance and cash-out money across Providence and the wider Providence County market.
CALL OR TEXT US (619) 617-2797
- GOOGLE RATING 150+ REVIEWS
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- VETERAN OWNED Company NMLS 1416824 · Branch NMLS 2554618
Providence is a triple-decker city with an Ivy League campus on the hill above it. Investor money works Federal Hill, the West End, Olneyville and Smith Hill for yield, then College Hill and Wayland Square for quality. Mill buildings along the river have absorbed serious capital, and the Providence County rental pool stays deep year round.
Investment property in Providence qualifies under every program listed here, and so does property in East Providence, Cranston and Pawtucket. Providence County is one line on a term sheet, not a separate approval process.
The desk is in San Diego, the capital is in house and the decision is made by one person. That is why a Providence file can go from a phone call to written terms the same day and to a wire in five to seven days. There is no branch to visit and no committee sitting between the deal and the money.
© THE COST PROVIDENCE · RI
WHAT DO PROVIDENCE HARD MONEY LOANS COST
What a Providence hard money loan costs comes down to four things: the leverage, the property, the exit and how much documentation you want to hand over. Bridge money runs from 9.00% to 13.00%, with leverage up to 75% on residential and 70% on commercial, on one or two year terms.
Terms arrive in writing first. That is deliberate: a Providence borrower should be able to underwrite the lender before spending a dollar on third-party reports. Bridge loans carry no prepayment penalty, so paying off early costs nothing but the days you used.
| PROGRAM | RATES | LEVERAGE UP TO | TERMS | LOAN AMOUNTS |
|---|---|---|---|---|
| BRIDGE LOAN | 9.00% to 13.00% | LTV 75% | 1 or 2 years | $150,000 to $25,000,000 |
| FIX & FLIP | 9.99% to 12.00% | LTV 85% of purchase, LTC 100% of rehab | 6 to 18 months | $250,000 to $10,000,000 |
| RENTAL DSCR | 6.50% to 9.99% Non-QM | LTV 80% | 5, 7, 30 and 40 year fixed | Sized to the property |
Starting rates for qualified borrowers, from the published terms cards. Points and fees are quoted on the Letter of Intent. Rates are subject to change without notice and are not a commitment to lend.
Those are the published ranges, not a teaser. Where a Providence deal lands inside them depends on the property, the leverage and the exit. The fastest way to a real number is the address, the price and the plan.
© WHY LOAN GOAT PROVIDENCE · RI
WHY LOAN GOAT IN PROVIDENCE
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- GOOGLE RATING
- REVIEWS
Most Providence investors arrive here after a bank fell through late. What they get instead is a lender with its own money, minimal documentation, no loan committee and no prepayment penalty. 1.3K+ closed loans since 2022 is the reason the timeline holds.
Three-story wood-frame triple-deckers are the signature asset, joined by two-family houses, Victorian singles on the east side, and converted textile mills now carrying loft apartments. Every one of those property types is on the eligible list.
Triple-decker buy-and-hold is the local standard, usually bought tired and repositioned unit by unit. Student demand from Brown, RISD and Providence College supports by-the-bed leasing, and mill conversions suit investors with a construction appetite. Whichever of those plays is on the table, there is a program written for it.
THE PROCESS
- Complete your application
- Submit required documentation
- Sign your Letter of Intent
- We process and close your loan in 5-7 days
PROVIDENCE DEALS, FUNDED FROM SAN DIEGO.
Providence County files run on the same terms as the home markets: written quote first, appraisal once terms are agreed, wire in five to seven days. 1.3K+ closed loans since 2022 and $1.5B+ funded across 46 states.
© LOAN SCENARIOS PROVIDENCE · RI
MOST COMMON PROVIDENCE LOAN SCENARIOS
- 1031 EXCHANGE Exchange deadlines do not move, so Providence replacement purchases get funded on the calendar, not on a bank's.
- AUCTION & HUBZU Auction and Hubzu purchases in Providence County funded on the short settlement clocks those platforms run.
- BANKRUPTCY BUYOUT Payoff money to clear a bankruptcy or partner buyout on a Providence property before the deadline.
- BANK STATEMENT LOANS Bank statement underwriting for Providence investors whose returns do not show the income the deal actually produces.
- FORECLOSURE AUCTION Providence foreclosure buys where the money has to be certain before the gavel.
- FOREIGN NATIONAL No US credit history and no domestic tax returns is a normal Providence file here.
- NON-WARRANTABLE CONDOS Condos in Providence that agency guidelines will not take, financed on their own merits.
- SELF-EMPLOYED Self-employed Providence investors underwritten on the property instead of two years of returns.
- VACATION RENTAL Short-term rental acquisitions and refinances in and around Providence, underwritten on the asset.
- CASH OFFERS ONLY Cash-equivalent certainty for a Providence offer that has to beat financed competition.
© LOAN PROGRAMS NINE WAYS TO CLOSE
LOAN PROGRAMS AVAILABLE IN PROVIDENCE
- BRIDGE LOANS Acquire, recapitalize or stabilize with short-term capital that closes in days, not months. FROM 9.00% · LTV 75% · 1-2 YR
- FIX & FLIP LOANS Buy, renovate and sell or hold, with the rehab funded through draws and no prepayment penalty. FROM 9.99% · LTV 85% · 6-18 MO
- CONSTRUCTION LOANS Ground-up financing with flexible draws through every stage of the build. LTC 80% · 12-18 MO
- RENTAL PROPERTY LOANS Long-term DSCR, portfolio and multifamily term loans that qualify on the property's cash flow. FROM 6.50% · LTV 80% · 30 YR
- COMMERCIAL LOANS Hybrid-term financing for multifamily, mixed-use, retail, office and industrial in major metros. FROM 7.90% · LTV 70% · 1-15 YR
- OWNER OCCUPIED LOANS Short-term bridge financing on the home you live in, with a refinance into a conventional or jumbo loan as the exit. FROM 10.50% · LTV 70% · 11-12 MO
- BANK FINANCING Bank statement, P&L-only and SBA programs for business owners outside the standard mortgage box. TERMS 5 TO 30 YR
- SECOND & THIRD MORTGAGES Second and third lien position loans behind an existing first mortgage. 12-36 MO · BUSINESS PURPOSE
- BLANKET / CROSS-COLLATERAL LOANS One loan across several properties, cross-collateralized when a single asset will not carry the deal. FROM 8.99% · 1-3 YR
© PROPERTY TYPES PROVIDENCE · RI
PROPERTY TYPES WE FINANCE IN PROVIDENCE
- INDUSTRIAL & WAREHOUSE Industrial and last-mile logistics property in Providence County on bridge terms.
- HOSPITALITY: HOTEL & MOTEL Providence hospitality assets financed through the renovation and back out again.
- SELF-STORAGE Self-storage acquisition and expansion in Providence County on bridge and commercial programs.
- LAND Providence County land held for development, financed on value and plan.
- MANUFACTURED HOMES Manufactured housing and park acquisitions in the Providence market.
- ASSISTED LIVING Assisted living and residential care facilities in Providence, purchase or refinance.
© THE APPROACH PROVIDENCE · RI
HOW WE LEND IN PROVIDENCE
Read the table as a promise rather than a pitch. On a Providence deal it means the leverage quoted is the leverage funded, the timeline quoted is the timeline delivered, and the person who priced the file is the person who releases the money.
© GOOGLE REVIEWS 5.0 GOOGLE RATING · 150+ REVIEWS
PROVIDENCE BORROWERS, IN THEIR WORDS
-
I recently worked with Loan Goat, and my experience was fantastic. From start to finish, the team was attentive, knowledgeable, and genuinely interested in helping me find the best loan options for my needs. They walked me through every...
LUIS GONZALEZ -
Working with Loan Goat has been an absolute game-changer in my home-buying journey! From the start, Milad, brought a level of expertise and care that made the process smooth and stress-free. His team's dedication to customer service is...
ALIZE RIOS -
I recently worked with Loan Goat, and my experience was fantastic. From start to finish, the team was attentive, knowledgeable, and genuinely interested in helping me find the best loan options for my needs. They walked me through every...
LUIS GONZALEZ -
Working with Loan Goat has been an absolute game-changer in my home-buying journey! From the start, Milad, brought a level of expertise and care that made the process smooth and stress-free. His team's dedication to customer service is...
ALIZE RIOS
© QUESTIONS PROVIDENCE · RI
PROVIDENCE HARD MONEY LOANS, ANSWERED
Straight answers to what borrowers ask before they call. Questions we answer elsewhere link to the page that owns them.
-
Yes. Loan Goat funds investment property in Providence and across Providence County on every program listed on this site: bridge, fix and flip, construction, rental property, commercial, owner occupied, bank financing, second and third mortgages and blanket loans. The desk is in San Diego, the capital is in house, and Providence files are underwritten on the property rather than on where the borrower banks.
Request a quote -
Five to seven days is standard and low-doc bridge files have funded in as little as three. The timeline on a Providence deal is usually set by title and escrow rather than by underwriting, because the credit decision is made in house by one person. Open title early and the wire follows the written terms.
How it works -
Non-owner-occupied residential from single-family up to four units, apartment buildings, mixed-use, retail, office, industrial and flex, self-storage, hospitality, manufactured housing and land across Providence County. Owner-occupied has its own program. If the Providence asset produces or will produce value, there is usually a structure for it.
Property types -
Triple-deckers and two-family houses are core collateral for us in Providence and throughout Providence County, on bridge, fix and flip or DSCR rental terms. We underwrite the building and its rents, so a unit sitting vacant for renovation does not sink the file. Bridge from 9.00%, up to 75% LTV, closing in five to seven days.
-
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.
Request a quote -
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.
Property types -
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.
How funding works -
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.
All loan programs
© WHERE WE LEND PROVIDENCE · RI
PROVIDENCE, ROUTED FROM SAN DIEGO HQ.
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- Lending footprint, 46 states
- Home markets: California and Arizona
- San Diego headquarters
© GET A QUOTE PROVIDENCE · RI
SUBMIT A LOAN REQUEST
Please fill the form below and a lending advisor from our firm will reach out.
Or just give us a call now
(619) 617-2797
