© WHERE WE LEND READING · PA
HARD MONEY LENDER READING
Direct private capital for Reading investors, underwritten on the property and funded from San Diego.
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
Reading anchors Berks County an hour west of Philadelphia, wrapped by Mount Penn and the ring of boroughs that includes Wyomissing and West Reading. Warehousing along the turnpike corridors and a dense rental core make it an income market first. Investors work the Centre Park and Prince Street grids and the twins climbing the hillsides.
Loan Goat funds Reading deals the way it funds Pennsylvania deals generally, on the asset. Berks County is the working radius, and the same terms extend to Allentown, Philadelphia and Wilmington when the next opportunity lands one town over.
The whole point of a private lender is that the deal decides the answer. On Reading property that means value, exit and plan, reviewed by the same desk that releases the funds. Veteran-owned, in business since 2022, 1.3K+ loans closed.
© THE COST READING · PA
WHAT DO READING HARD MONEY LOANS COST
Cost on a Reading file is a function of the deal, not the market. Bridge opens at 9.00%. Residential runs to 75% LTV and commercial to 70%, on one or two year terms, and a clean file closes in 3 to 14 days.
The written quote comes before the appraisal, and it holds. For a Reading deal on a clock, that is the difference between a real number and an indication. Prepay is free on the bridge programs, which matters when the plan is to be out inside a year.
| 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 Reading 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 READING · PA
WHY LOAN GOAT IN READING
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- GOOGLE RATING
- REVIEWS
A private lender earns its rate by being fast and being sure. On Reading property that shows up as a written quote the same day, an appraisal ordered only once the terms are agreed, and a wire inside a week. The rate buys the speed and the certainty.
The city is rowhome country: three-story brick with rear alleys, Victorian twins near the parks, and larger singles out in the surrounding boroughs. Mixed-use storefronts with apartments above are common downtown. None of that is unusual here; it is the normal book.
Rowhome rentals stacked for cash flow define this market, and portfolios here often grow through blanket financing. Value-add on tired multi-unit buildings is the yield lever, with flips reserved for the stronger blocks and the boroughs. Bridge covers the acquisition, fix and flip covers the work and the rental program takes it out.
THE PROCESS
- Complete your application
- Submit required documentation
- Sign your Letter of Intent
- We process and close your loan in 5-7 days
READING DEALS, FUNDED FROM SAN DIEGO.
Berks 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 READING · PA
MOST COMMON READING LOAN SCENARIOS
- 1031 EXCHANGE Bridge money that lets a Reading replacement property close inside the 45 and 180 day windows.
- AUCTION & HUBZU Reading auction buys where the deposit is up and the clock is already running.
- BANKRUPTCY BUYOUT Buying out a partner or a plan on Reading real estate, funded on the equity in the asset.
- BANK STATEMENT LOANS Deposits instead of tax returns for self-employed buyers working Berks County.
- FORECLOSURE AUCTION Courthouse and trustee sale purchases in Berks County, funded on the asset and the plan.
- FOREIGN NATIONAL Foreign national buyers acquiring Reading investment property without a US credit file.
- NON-WARRANTABLE CONDOS Non-warrantable Berks County condo units where the HOA or the investor concentration killed the conventional loan.
- SELF-EMPLOYED Business owners buying in Reading whose write-offs make a bank file impossible.
- VACATION RENTAL Reading vacation rental purchases where the projected income does the work.
- CASH OFFERS ONLY Sellers in Reading who will only look at cash get a proof of funds that holds up.
© LOAN PROGRAMS NINE WAYS TO CLOSE
LOAN PROGRAMS AVAILABLE IN READING
- 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 READING · PA
PROPERTY TYPES WE FINANCE IN READING
- INDUSTRIAL & WAREHOUSE Warehouse and flex space in and around Reading, purchase, refinance and cash-out.
- HOSPITALITY: HOTEL & MOTEL Motel and boutique hotel repositioning in Reading bridged to an SBA or conventional exit.
- SELF-STORAGE Reading storage facilities, stabilized or in lease-up.
- LAND Entitled and unentitled parcels around Reading on the land program.
- MANUFACTURED HOMES Berks County manufactured home communities on bridge and commercial terms.
- ASSISTED LIVING Reading care facilities bridged through licensing and stabilization.
© THE APPROACH READING · PA
HOW WE LEND IN READING
Most lenders compete on one line of that table. This one is built to hold every line at once, which is why a Reading borrower gets leverage and speed in the same quote rather than trading one for the other. If the numbers do not work, you are told early and directly.
© GOOGLE REVIEWS 5.0 GOOGLE RATING · 150+ REVIEWS
READING BORROWERS, IN THEIR WORDS
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The Loan GOAT saved the day! A deal started to go south with a traditional bank despite there being no true issue. Milad having a true understanding of how to get help we are clear to close in 15 business days. Maricruz was the star in this,...
ALEXIS REYES -
The team at Loan Goat literally saved my life. I was in such a bind and didn't think I had anywhere else to turn. Even with my extensive knowledge in this field I felt I was going to lose everything. The team has insight and plans I never...
ELIJAH SCHOLER -
I had an excellent experience with Loan Goat during our real estate deal, working as the buyers agent throughout the deal. Their team was professional, responsive, and guided me through every step of the process. Clear communication and...
RAPHAEL ROUFAIL II -
The Loan GOAT saved the day! A deal started to go south with a traditional bank despite there being no true issue. Milad having a true understanding of how to get help we are clear to close in 15 business days. Maricruz was the star in this,...
ALEXIS REYES -
The team at Loan Goat literally saved my life. I was in such a bind and didn't think I had anywhere else to turn. Even with my extensive knowledge in this field I felt I was going to lose everything. The team has insight and plans I never...
ELIJAH SCHOLER -
I had an excellent experience with Loan Goat during our real estate deal, working as the buyers agent throughout the deal. Their team was professional, responsive, and guided me through every step of the process. Clear communication and...
RAPHAEL ROUFAIL II
© QUESTIONS READING · PA
READING HARD MONEY LOANS, ANSWERED
Straight answers to what borrowers ask before they call. Questions we answer elsewhere link to the page that owns them.
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Yes. Loan Goat funds investment property in Reading and across Berks 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 Reading 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 Reading 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 Berks County. Owner-occupied has its own program. If the Reading asset produces or will produce value, there is usually a structure for it.
Property types -
Yes, through a blanket loan. Loan Goat can place multiple Reading rowhomes or small multifamily buildings under a single facility, which is cleaner than running a separate file per door across Berks County. We underwrite the properties and their income rather than your personal paperwork, and selling one out of the pool carries no prepayment penalty.
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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 -
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 -
Credit is reviewed, but the property carries the decision. These are business-purpose loans on non-owner-occupied real estate, underwritten to value, exit and the strength of the deal. Investors turned down by a bank for self-employment, a recent event on file or thin documentation are routine business here.
Self-employed borrowers -
Bridge money runs from 9.00% to 13.00% and moves with leverage, property type, exit and experience. Rental loans price lower because the property carries the debt, from 6.50% on the Non-QM tier. Every quote is written before an appraisal is ordered, so you are never chasing a number that changes at the closing table.
Bridge loan terms
© WHERE WE LEND READING · PA
READING, 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 READING · PA
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