DFW Specialty Lending
223 E. Greenbriar Lane
Dallas, TX 75203
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About DFW Specialty Lending
DFW Specialty Lending is a Dallas, TX based hard money lender. They offer funding in Dallas and Fort Worth. They offer long term rental property loans, fix-and-flip loans, and construction loans. Their loan parameters are flexible, including loan amounts ranging from $50,000 to $1,000,000 with a maximum LTV of 70% and terms up to 9 months. They will consider varying lending requests but mainly focus on single family and multi family residences.
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Loan Types Offered: Investment Property Loans, Fix and Flip Loans, New Construction Loans
Property Types Covered: Single Family, Multi Family
Areas Served: Dallas, Fort Worth
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Lending Guidelines for DFW Specialty Lending
Below are the general loan guidelines published on the DFW Specialty Lending website. Please confirm all terms and rates directly with the lender.
Investment Property Loans
Loan Amounts: $50,000 - $1,000,000
Available Rates: N/A
Typical Terms: 9 months
Points Charged: N/A
Max Loan-to-Value (LTV): 70%
Max Loan-to-Cost (LTC): N/A
Owner Occupied Allowed: N/A
Interest Only Loans: YES
Prepayment Penalties: NO
Minimum FICO Score: N/A
Time to Close: 7 - 10 DaysFix and Flip Loans
Loan Amounts: $50,000 - $1,000,000
Available Rates: N/A
Typical Terms: 9 months
Points Charged: N/A
Max Loan-to-Value (LTV): 70%
Max Loan-to-Cost (LTC): N/A
Owner Occupied Allowed: N/A
Interest Only Loans: YES
Prepayment Penalties: NO
Minimum FICO Score: N/A
Time to Close: 7 - 10 DaysNew Construction Loans
Loan Amounts: $50,000 - $1,000,000
Available Rates: N/A
Typical Terms: 9 months
Points Charged: N/A
Max Loan-to-Value (LTV): 70%
Max Loan-to-Cost (LTC): N/A
Owner Occupied Allowed: N/A
Interest Only Loans: YES
Prepayment Penalties: NO
Minimum FICO Score: N/A
Time to Close: 7 - 10 Days -
Loan Examples
The following loans are for education purposes only. They do not represent actual loans executed by DFW Specialty Lending.
Loan Example 1
Penelope finds a duplex in Dallas, TX to flip and sell. Since she does not have enough cash available to acquire the $380,000 property outright, she decides to take out a fix-and-flip loan from DFW Specialty Lending. The loan to value (LTV) on the note is 70%. This means Penelope will bring 30% of the purchase price to closing and the principle will be $266,000 on the loan. The deal also consists of these features: 1) a 18 month term, 2) a 14% interest-only note, and 3) a two point origination fee.
Penelope will need to fund a total of $32,400 up front to pay the $114,000 down payment plus the $5,320 origination fee. she must then pay $3,103 per month to the lender. If Penelope accomplishes her goal of a $494,000 sales price when the loan term expires, she would earn a gross profit of $52,820 after repaying the principle and deducting the money she contributed at closing, the origination fee, and the monthly interest payments.
Loan Example 2
Angelica takes out a fix and flip loan from DFW Specialty Lending so she can remodel a townhouse to flip in Dallas, TX. The deal has the following terms:
$150,000 sales price
55% loan to value (LTV)
18 month term
10% interest rate
3% origination feeAngelica intends to list the project at the end of the term for $225,000. If she succeeds, the deal numbers will be the following:
$225,000 sales price
- $82,500 loan principle (55% LTV)
- $67,500 down payment (45% on 55% LTV)
- $2,475 origination points (3% of the $82,500 principle)
- $12,375 interest payments (18 months x 10% interest)
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= $60,150 total profit (doesn't include taxes or rehab costs) -
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