It goes by a lot of different terms. You’ve probably heard it referred to as, “Private Money,” “Equity-Based Financing,” “Bridge Financing,” or “Creative Financing,” and for the most part, they all mean the same thing.

It’s non-traditional financing that relies on the property’s merits, rather than your personal qualifications. These types of loans are often secured by a note and deed of trust in first lien position on the property.

This means, if you have a great deal, you can find the money to do the deal and COGO CAPITAL wants to be your funding source!


There is this misunderstanding that the only people who use hard money (or OPM) are the people who have bad credit, bankruptcies, short sales, and foreclosures on their record and can’t get access to cash any other way. While this is true in some circumstances, many very successful real estate entrepreneurs use hard money each and every time they buy a property.

Why would real estate investors with liquid and sizable cash reserves on hand still prefer to use OPM (Hard Money Loans) every day of the week? Why would heavy-hitters, with gobs of personal cash, regularly use OPM?

Habitual, hard-core Deal Makers understand that if they leverage their own cash reserves, they simply tie up their own money for 6-12 months. This makes it impossible to buy more properties based on the amount of money in their bank accounts, which serves as proof that they can service loans on varying cash-flowing properties.

By leveraging OPM, they keep their own money liquid, which means they can do more deals, more often!


The biggest blunder any investor can make in real estate is to shop too early for money, yet this is the most common mistake we see investors making in real estate. The rule of thumb is: it’s much easier to shop for cash when you have a deal in hand and under contract.

Why? Because as long as that property is not under contract, it’s up for grabs by anyone and everyone and no lender will spend time and resources on a property that can be snatched out from under the borrower at any moment’s notice.

Putting the house under contract is an easy enough, 4-Step process.

  • Step 1: Find motivated Sellers and negotiate a good deal
  • Step 2: Submit Offers
  • Step 3: Get Offer Accepted by Seller with a signed contract
  • Step 4: Put Earnest Money in Escrow to complete the contract

Once these 4 Steps are completed, you have a fully executed Purchase and Sale Agreement, the property is under contract, and you are ready to shop for cash. If you’re ready to shop for cash, then make sure you fill out this easy Cogo Capital Application.


  1. It’s Fast: Flipping homes is a time-sensitive business. Depending on how fast you submit the loan package items, you can have your loan in several days to several weeks. It can take one to three months to secure a loan with traditional financing.
  2. It Looks at Collateral, Not You: Hard money lenders are not interested in credit score.They are interested in how much value they see in the property since the property is the asset that is backing the loan.
  3. It’s Everywhere: Hard money lenders are often people who have funds parked in lower-yielding financial vehicles like CDs, stocks, or IRAs and are looking for newer ways to maximize their funds in higher yielding conduits, like lending on real estate.
  4. It’s Creative: With hard money, you can get funding on great deals that banks would normally shun. Promising investment properties that needs repairs, make them unsuitable for most banks, but perfect for most hard money lenders.
  5. It’s Flexible: Hard money lenders don’t have the same strictly-enforced guidelines to follow for their loan applications, so they are more willing to help creatively structure loans that work for the project.

Having a Hard Money Lender, like Cogo Capital, in your court gives you confidence to put properties under contract. As long as you find the no-brainer deal that fits our guidelines, do the proper due-diligence, and turn in an application, you can be rest-assured that the deal will fund!