The Investor's Source
118 E 29th Street, Suite H
Loveland, CO 80538
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About The Investor's Source
The Investor’s Source is a Loveland, CO based hard money lender. We are Colorado and Wyoming's premier hard money lender - specializing in low money-down deals. Up to 100% of PP and rehab. We lend throughout CO & WY, work with new investors, fund Residential & Commercial Construction, Multi-Family, Flips, Land Development, Transactional, Cash-Outs, Manufactured, Land, and more! Ask about our Frequent Builder's program and IS Wholesale Deal Network to find you great deals.
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Loan Types Offered: Fix and Flip Loans, Commercial Hard Money Loans, New Construction Loans, Hard Money Loans, Investment Property Loans, Refinance / Cash Out Loans, Bridge Loans
Property Types Covered: Single Family, Multi Family, Apartment, Office, Retail, Hotel, Storage, Assisted Living, Mixed Use, Warehouse, Industrial, Medical, Church, Land
Areas Served: Laramie, Cheyenne, Loveland, Fort Collins, Denver, Greeley, Boulder, Pueblo, Grand Junction, Pagosa Springs, Longmont, Colorado Springs, Casper, Gillette, Estes Park, CO, WY
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Lending Guidelines for The Investor's Source
Below are the general loan guidelines published on the The Investor's Source website. Please confirm all terms and rates directly with the lender.
Fix and Flip Loans
Loan Amounts: $50,000 - $5,000,000
Available Rates: 10% - 12%
Typical Terms: 6 months - 12 months
Points Charged: 2.5% - 4%
Max Loan-to-Value (LTV): 70%
Max Loan-to-Cost (LTC): 100%
Owner Occupied Allowed: NO
Interest Only Loans: YES
Prepayment Penalties: NO
Minimum FICO Score: 600
Time to Close: 10 DaysCommercial Hard Money Loans
Loan Amounts: $50,000 - $5,000,000
Available Rates: 10% - 12%
Typical Terms: 6 months - 15 months
Points Charged: 2.5% - 4%
Max Loan-to-Value (LTV): 70%
Max Loan-to-Cost (LTC): 100%
Owner Occupied Allowed: NO
Interest Only Loans: YES
Prepayment Penalties: NO
Minimum FICO Score: 600
Time to Close: 10 DaysNew Construction Loans
Loan Amounts: $50,000 - $5,000,000
Available Rates: 10% - 12%
Typical Terms: 6 months - 15 months
Points Charged: 2.5% - 4%
Max Loan-to-Value (LTV): 70%
Max Loan-to-Cost (LTC): 100%
Owner Occupied Allowed: NO
Interest Only Loans: YES
Prepayment Penalties: NO
Minimum FICO Score: 600
Time to Close: 10 DaysHard Money Loans
Loan Amounts: $50,000 - $5,000,000
Available Rates: 10% - 12%
Typical Terms: 6 months - 12 months
Points Charged: 2.5% - 4%
Max Loan-to-Value (LTV): 70%
Max Loan-to-Cost (LTC): 100%
Owner Occupied Allowed: NO
Interest Only Loans: YES
Prepayment Penalties: NO
Minimum FICO Score: 600
Time to Close: 10 DaysInvestment Property Loans
Loan Amounts: $50,000 - $5,000,000
Available Rates: 10% - 12%
Typical Terms: 3 months - 12 months
Points Charged: 2.5% - 4%
Max Loan-to-Value (LTV): 70%
Max Loan-to-Cost (LTC): 100%
Owner Occupied Allowed: NO
Interest Only Loans: YES
Prepayment Penalties: NO
Minimum FICO Score: 600
Time to Close: 10 DaysRefinance / Cash Out Loans
Loan Amounts: $50,000 - $5,000,000
Available Rates: 10% - 12%
Typical Terms: 3 months - 12 months
Points Charged: 2.5% - 4%
Max Loan-to-Value (LTV): 70%
Max Loan-to-Cost (LTC): 100%
Owner Occupied Allowed: NO
Interest Only Loans: YES
Prepayment Penalties: NO
Minimum FICO Score: 600
Time to Close: 10 DaysBridge Loans
Loan Amounts: $50,000 - $5,000,000
Available Rates: 10% - 12%
Typical Terms: 3 months - 12 months
Points Charged: 2.5% - 4%
Max Loan-to-Value (LTV): 70%
Max Loan-to-Cost (LTC): 100%
Owner Occupied Allowed: NO
Interest Only Loans: YES
Prepayment Penalties: NO
Minimum FICO Score: 600
Time to Close: 10 Days -
Loan Examples
The following loans are for education purposes only. They do not represent actual loans executed by The Investor's Source.
Loan Example 1
Bryan finds a duplex in Laramie, WY to renovate and sell. Since he does not have enough cash to acquire the $160,000 house outright, he takes out a fix and flip loan from The Investor's Source. The terms of the loan include a 60% loan to value (LTV), so he must contribute 40% of the price as cash at closing, making the principle note amount $96,000. The loan also includes these features: 1) a 12 month term, 2) a 14% interest only note, and 3) a three point origination fee.
Bryan will have to contribute $64,000 to closing (40% on the 60% loan-to-value), plus he will need to pay the $2,880 origination fee. he must then pay $1,120 monthly to the lender. If Bryan sells the property for $240,000 after 12 months, he would then realize a gross profit of $63,680 after subtracting the original principle of $96,000, the funds contributed at closing of $64,000, the origination fee of $2,880, and the total interest payments of $13,440. This amount does not account for renovation costs.
Loan Example 2
Clayton is a an investor in Laramie, WY. He buys an older property for a remodeling project and takes a private money loan from The Investor's Source with the following terms:
$290,000 purchase price
75% loan-to-value (LTV)
6 month term
8% rate of interest
4% origination feeOnce the rehab project is finished, if Clayton sells the house for $406,000, the final numbers would be the following:
$406,000 sales price
- $217,500 principle on note (75% LTV)
- $72,500 down payment (25% on 75% LTV)
- $8,700 origination fee (4% of the $217,500 principle)
- $8,700 interest payments (6 months x 8% interest)
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= $98,600 total profit (doesn't include taxes or renovation costs) -
by Bill P 01/25/2022
Hi everyone You can forget the fast talker lendersInvestor Source is the bestJust completed a big residential project with there helpAnd starting the next 2 residential ground up project Will not use anyone elseProfessional services All payment on timeThey are care about you not just the project
Hi everyone You can forget the fast talker lendersInvestor Source is the bestJust completed a big residential project with there helpAnd starting the next 2 residential ground up project Will not use anyone elseProfessional services All payment on timeThey are care about you not just the projectby Shredcolorado 10/05/2021
The team was very professional and reliable. No problem in getting a good loan from this superb team. Definitely recommend.
The team was very professional and reliable. No problem in getting a good loan from this superb team. Definitely recommend.by A Veterans Homestead Solutions 06/08/2021
Investors Source provided me with a bridge loan that I used to complete a comercial development project out in Weld county Colorado. Throughout the entire project they were always organized and to the point. (That is appreciated) Anita is truly an asset to the team, she’s awesome and her positive attitude is contagious! In Regards to deadlines with liens and draws she was on time every time. (Very much appreciated Anita!) Jake was informative and always available to answer any questions I had. Even when it seemed redundant Jake took the time to ensure I understood every detail. (Thanks Jake!)During the worst part of the pandemic Dave and his team not only worked with me but alongside me. It was more than just transactions and deadlines they genuinely had an interest in the success of the project. (Stay Gold Dave!) I can’t thank the investors source team enough for truly going above and beyond what was required. I plan on working with them again!
Investors Source provided me with a bridge loan that I used to complete a comercial development project out in Weld county Colorado. Throughout the entire project they were always organized and to the point. (That is appreciated) Anita is truly an asset to the team, she’s awesome and her positive attitude is contagious! In Regards to deadlines with liens and draws she was on time every time. (Very much appreciated Anita!) Jake was informative and always available to answer any questions I had. Even when it seemed redundant Jake took the time to ensure I understood every detail. (Thanks Jake!)During the worst part of the pandemic Dave and his team not only worked with me but alongside me. It was more than just transactions and deadlines they genuinely had an interest in the success of the project. (Stay Gold Dave!) I can’t thank the investors source team enough for truly going above and beyond what was required. I plan on working with them again!by None 05/21/2021
They funded me for a very difficult project that went very wrong! So glad I was working with David, Anita and Jake because another lender could have taken a bad situation and made it much worst! When things went wrong we brain stormed, agreed on a plan and made the best out of a unfortunate situation. Excellent for funding tough projects by genuinely good people!
They funded me for a very difficult project that went very wrong! So glad I was working with David, Anita and Jake because another lender could have taken a bad situation and made it much worst! When things went wrong we brain stormed, agreed on a plan and made the best out of a unfortunate situation. Excellent for funding tough projects by genuinely good people!by Torrey 05/21/2021
I have worked with The Investor's Source for many years. We have done 14 or 15 deals with more on the way. Dave has been extremely easy to work with. His integrity and character are top notch and are only surpassed by his kindness. The entire team at The Investor's Source is excellent. Anita and Jake are great to work with and are very kind people. I 100% recommend them for any and all real estate needs you may have.
I have worked with The Investor's Source for many years. We have done 14 or 15 deals with more on the way. Dave has been extremely easy to work with. His integrity and character are top notch and are only surpassed by his kindness. The entire team at The Investor's Source is excellent. Anita and Jake are great to work with and are very kind people. I 100% recommend them for any and all real estate needs you may have.by Carl 05/20/2021
I have used The Investors Source several times for "Fix and flip" loans. They have been very helpful and easy to work with. I really like the deposits in my account after the project is completed and sold. The Investors Source made that possible!
I have used The Investors Source several times for "Fix and flip" loans. They have been very helpful and easy to work with. I really like the deposits in my account after the project is completed and sold. The Investors Source made that possible!by rjbrubaker 05/19/2021
Every single person at The Investor's Source is worth their weight in gold! As a first time investor they made the entire experience magnificent. In the entire year we worked together we had one small hiccup and it really stemmed from a GC that didn't do his draws timely. Even then, Jake and Anita stepped up, remedied the situation and knocked it out of the park. As a new investor I learned so much from their patient tutelage and I will definitely being using them again soon!
Every single person at The Investor's Source is worth their weight in gold! As a first time investor they made the entire experience magnificent. In the entire year we worked together we had one small hiccup and it really stemmed from a GC that didn't do his draws timely. Even then, Jake and Anita stepped up, remedied the situation and knocked it out of the park. As a new investor I learned so much from their patient tutelage and I will definitely being using them again soon!by rjbrubaker 05/19/2021
Every single person at The Investor's Source is worth their weight in gold! As a first time investor they made the entire experience magnificent. In the entire year we worked together we had one small hiccup and it really stemmed from a GC that didn't do his draws timely. Even then, Jake and Anita stepped up, remedied the situation and knocked it out of the park. As a new investor I learned so much from their patient tutelage and I will definitely being using them again soon!
Every single person at The Investor's Source is worth their weight in gold! As a first time investor they made the entire experience magnificent. In the entire year we worked together we had one small hiccup and it really stemmed from a GC that didn't do his draws timely. Even then, Jake and Anita stepped up, remedied the situation and knocked it out of the park. As a new investor I learned so much from their patient tutelage and I will definitely being using them again soon!
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