Cash-Out Refinancing
Access equity in your commercial or investment property to fund your next opportunity.
Services
Hard Money Loans
Hard money financing through Tesni Capital is short-term private capital for commercial and investment property - from $50,000 to $2,000,000+ per property, up to 65% of value, on terms of 6 months to 5 years. It is built for speed: closings in as little as 3 to 5 days, no appraisal required in many cases, no income verification options, and credit requirements that vary by private lender and program.
At a glance
| Loan amounts | $50,000 to $2,000,000+ per property |
| Minimum property value | $250,000 as-is |
| Max LTV | Up to 65% of value |
| Terms | 6 months to 5 years |
| Close time | As little as 3 to 5 days |
| Coverage | 38 states (exclusions apply) |
| Property types | Residential-investment and commercial |
What this covers
- 3-5 day closings typical
- Credit requirements vary by private lender
- No appraisal required in many cases
- Non-recourse options available
- No income verification options
- Low doc options
- 1-4 unit investment properties, multifamily, mixed-use, retail, office and more
- Foreclosure bailouts and bankruptcy exits
Frequently asked questions
What is a hard money loan?
Short-term private financing secured by the property, used for time-sensitive purchases, bridge needs, cash-out and distressed situations. Terms are measured in months, not decades.
How fast can a hard money loan close?
As little as 3 to 5 days from receipt of documents on clean files. Speed depends on title, payoff and property condition.
Do I need good credit?
Credit requirements vary by private lender and program. Many weigh the property and the deal heavily, but there is no single score cutoff.
Can hard money help stop a foreclosure?
Yes. A foreclosure bailout refinances the delinquent debt before the sale date where the equity and the deal support it. Timing matters most - start as early as possible.
What property types qualify?
Residential-investment (1-4 unit, multifamily) and commercial (retail, office, light industrial, mixed-use, gas stations, car washes, low-leverage hospitality and more). We generally do not finance ground-up construction, land, development or heavy rehab.
Which states is this available in?
Hard money financing is available in 38 states. It is not available in AK, AZ, CA, HI, ID, MN, ND, NV, OR, SD, UT or VT, and not in rural areas.
Specialty programs
Foreclosure Bailout
Facing a foreclosure deadline? We quickly evaluate refinancing options to help pay off existing debt.
Bankruptcy Exit & DIP Financing
Financing for real estate borrowers navigating bankruptcy or preparing to exit.
Note-on-Note Financing
Own a mortgage note? Unlock capital against it without selling the underlying note.
HOA & Condo Association Loans
Funding for repairs, capital improvements, insurance costs and cash-flow needs, with no personal guarantees.
JV Equity
Equity partners invest alongside experienced sponsors in stabilized and value-add commercial properties, with investments up to $2 million.
What borrowers can expect
- Credit problems understood
- No income verification, qualification, and self-employment programs
- Fast approvals and closings
- Flexible products to meet your needs
- Collateral-based lending
- Interest-only payment terms
- Loans to an LLC
- Non-recourse lending
Feature availability varies by lender and transaction. All loans are subject to lender underwriting and approval.
Types of services and loans we offer
- Foreign national borrowers
- Non-recourse financing
- Complex transactions
- Refinance & recapitalizations
- Storied loans
- Debtor in possession
- Joint ventures
- Foreclosure / DPO
- Acquisition
- Rehab and value-added deals
- No income verification and light documentation
- No seasoning requirements
- Discount note purchasing financing
- Note financing
- Subordinated debt
- Partnership buyouts
- Judgment payoffs
- Foreclosure bailout loans
- Blanket loans
- Partnership programs
- Credit requirements vary by lender
- 100% gift funds
- No look back on previous bankruptcies and foreclosures
Programs and features vary by lender, property, and transaction.
Property types
We lend on
- Retail
- Office
- Multifamily
- Light industrial
- Gas stations
- Convenience stores
- Car washes
- Low-leverage hospitality
- 1-4 unit investment residential
- Dispensaries, daycares, funeral homes and more
We generally do not finance
- Ground-up construction
- Heavy rehab
- Land
- Development
- Specialty properties
- Large single-tenant office
- Assisted living facilities
- Schools
- Religious facilities
- Group homes
Non-owner-occupied commercial and investment properties. We do not lend in rural areas.
Loan guidelines
| Loan amount | $50,000 - $2,000,000+ |
| Minimum as-is property value | $250,000 |
| Maximum LTV | 65% of value |
| Terms | 6 months to 5 years |
| Typical close | 3 to 5 days from receipt of documents |
| Coverage | 38 states - not available in AK, AZ, CA, HI, ID, MN, ND, NV, OR, SD, UT, VT; not rural areas |
Where this capital works
Tesni Capital works with private lenders offering hard money loans, bridge loans, debtor-in-possession financing, and HOA and condo association loans in markets nationwide. Hard money lenders are typically private investors or companies that specialize in this type of lending - we package the file and put it in front of lenders who compete for it, and the lender makes the final credit decision.
Coverage focuses on non-owner-occupied commercial and investment properties, generally in cities with a population of 50,000+ or within a Metropolitan Statistical Area (MSA).
- Hard money loans for investment and commercial real estate
- Short-term bridge loans for time-sensitive deals
- Debtor-in-possession (DIP) financing
- HOA and condo association financing
Request hard money financing
Send the deal and the timeline - if it fits, private lenders move in days, not months.