Pinnacle Mortgage

About Pinnacle Mortgage

Pinnacle Mortgage is private money lender based in Houston, TX. They offer loans in Dallas, Houston, Austin, and San Antonio. They offer rental property loans, cash out loans, private commercial loans, and fix-and-flip hard money loans. Their loan guidelines are versatile, including terms up to 30 years, rates ranging between 12% and 18%, and loan amounts ranging from $25,000 to $1,000,000 with a maximum LTV of 65%. They do not require their borrowers to have a minimum FICO rating to receive a loan. They make loans on most types of properties, including single family units, multi family, offices, and retail storefronts.

Loan Types Offered: Investment Property Loans, Fix and Flip Loans, Commercial Hard Money Loans, Refinance / Cash Out Loans

Property Types Covered: Single Family, Multi Family, Office, Retail

Areas Served: Dallas, Houston, Austin, San Antonio

Licenses: NMLS# 132559

Lending Guidelines for Pinnacle Mortgage

Below are the general loan guidelines published on the Pinnacle Mortgage website. Please confirm all terms and rates directly with the lender.

Loan Examples

The following loans are for education purposes only. They do not represent actual loans executed by Pinnacle Mortgage.

Loan Example 1

Pinnacle Mortgage makes a fix and flip loan to Geraldine for a rehab project in Dallas, TX, on a house that costs $210,000. The terms of the note include a 60% loan to value (LTV), so she must bring 40% of the price as cash to closing, which makes the principle note amount $126,000. The parameters of the note also include a four point origination fee that is to be paid at closing and a 6 month, interest only note with a 10% interest rate.

According to the parameters of the note, Geraldine will be required to contribute a $5,040 origination fee in addition to 40% of the purchase price, or $84,000, since there is a 60% LTV. Once the deal closes, she will need to pay the lender $1,050 in monthly interest fees, or 10% multiplied times $126,000 divided by 12 months in the year. If Geraldine sells the project for $273,000 after 6 months, she would then realize a total profit of $51,660 after subtracting the principle of $126,000, the funds contributed at the close of $84,000, the origination fee of $5,040, and the aggregate interest payments of $6,300. This profit doesn't include remodeling costs.

Loan Example 2

Julian is a real estate investor in Dallas, TX. He finds an older townhouse for a rehab project and obtains a fix and flip loan from Pinnacle Mortgage with the following features:

$200,000 sales price
85% loan-to-value (LTV)
12 month term
14% interest rate
1% origination fee

Once the renovation project is completed, if Julian sells the project for $240,000, the numbers would be the following:

$240,000 sales price
- $170,000 note principle (85% LTV)
- $30,000 cash paid at closing (15% on 85% LTV)
- $1,700 origination points (1% of the $170,000 principle amount)
- $23,800 total interest paid (12 months x 14% interest)
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= $14,500 total profit (does not include taxes or renovation costs)

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