Hard Money Loans in Montana

Many Montana flips are older houses near downtown: a North Elevation bungalow in Billings, a Northside home in Great Falls, a small house on Missoula's Westside. Price the systems first, since furnaces, wiring, sewer lines, roofs and frost-worn foundations drive these budgets. In the attic, watch for vermiculite. A mine near Libby produced insulation sold nationwide, often as Zonolite, and EPA advises treating it as asbestos and hiring a professional before disturbing it. Sale prices are hard to find in Montana public records, so set your after-repair value from a local agent's sales data.

Apex's hard money fix and flip loans fund up to 92.50% of total cost and up to 100% of the rehab budget, with draws released as work is inspected. First-time investors are welcome, and the minimum FICO is 650.

DSCR loans fit the rentals Montana investors hold for the long run: houses and small apartment buildings near Montana State and the University of Montana, single-family rentals for Malmstrom families in Great Falls, and homes near the Billings medical corridor. Apex qualifies these loans on the property's rent, with no personal earnings verification, DSCR as low as 0.75x, 30-year fixed and ARM options, loans from $100K to $3M+ and cash-out up to 80% LTV. Reaching the full 80% takes a stronger DSCR and credit score than the program minimums, so leverage on each file is set by its DSCR and credit. Montana law also bars self-governing cities and counties from controlling rents.

Short-term rentals near Yellowstone, Glacier, Big Sky and Flathead Lake are eligible too, but each needs a state license and a lodging tax permit, and some cities restrict them, so confirm the rules first.

Montana investors use bridge loans to get from one deal to the next: closing on a Billings duplex before another property sells, or carrying a Missoula apartment building through repairs and lease-up until it qualifies for long-term financing. Foundations, roofs and exterior work wait for warm weather here, so some investors buy in the fall and renovate after the thaw. Buyers at a Montana trustee's sale must pay cash, and a hard money bridge loan afterward can help fund repairs.

Apex sets bridge terms deal by deal, considers first-time and experienced sponsors, and sends a term sheet within 12-24 hours. Qualified deals with complete documents can fund in as fast as 15 days.

Ground-up work in Montana tends to be infill and edge-of-town building: spec homes in new subdivisions around Bozeman, Belgrade, Kalispell and the Billings West End, and backyard units that state law now requires cities to allow. Outside cities and counties with their own code programs, the state building code does not cover small residential buildings, though the energy code still applies through builder self-certification. On a rural lot, check the state sanitation approval for the well and septic before you design, and plan foundations around frost and roofs around snow loads.

Apex's hard money construction loans fund up to 100% of the construction budget, released in stages against inspected progress, and the lot purchase can be included. Approved plans are required before closing, and permits before the first draw.