Frequently Asked Questions

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This website contains general loan guidelines. This website does not provide loan offers. Loan documents contain a complete set of terms and conditions for a loan. Terms may vary by properties and borrowers. See the Terms of Use and F.A.Q. for important information. Good Funds Lending, LLC provide hard money loans for investment properties in the Denver, Boulder and Colorado Springs areas.


Application (3)

In a full loan application for one of our Colorado hard money loans we require:

Required application materials depend on the type of loan and type of property.

For a rehab loan on a single family, the following items would likely be required:

  • Completed loan application form
  • Rehab items/budget (Schedule of Work – we can provide a template, other formats may also be acceptable)
  • The real estate purchase agreement contract (and all disclosures, addenda, and amendments)

Acceptable proof of past rehab experience for extensive rehabs.

If any of the borrowers are entities ownership and governance agreements( e.g. operating agreements, by-laws, resolutions, shareholder agreements)

Under certain circumstances, we may require special inspections or reports (e.g. suspected structural or mold issues, well or septic system etc.) prior to a loan commitment decision. Sewer scope reports are often required for homes built prior to 1982 or built in certain areas. Asbestos tests and reports are may be required, but depend on the scope and type of repairs/renovations and when the building was built. Additional documents are likely to be required if the property will be occupied at the time of purchase or there is a non-arms-length transaction.

If there is a tenant, then lease agreements and payment history information may be required.

At some point, prior to a loan commitment, we need to meet all human borrowers, take a picture of each driver’s license (or State ID), and do a property walk-through.

For commercial buildings, recent roof inspection reports and/or other structure or equipment reports may be required depending on the building and other particulars.

For a pre-approval application (for a pre-approval letter), we simply require a pre-approval application.

Yes, if we pre-approve the loan after reviewing a free pre-approval application (remember a pre-approval is not a loan commitment).

(Good Funds Lending, LLC provides hard money loans in the Colorado Denver Metro area)

For the pre-approval application, we will perform a cursory evaluation of your financial estimates for the project (purchase/acquisition cost, rehab budget, after repair value), and your level of experience and your answers to few other questions. If we believe there is a reasonable likelihood that we would make a loan based on the information provided, we will inform you that you are pre-approved. If approved, and you request a pre-approval letter (Often pre-approval letters are submitted with offers on properties; however, some borrowers may choose to complete a pre-approval application after the property is under contract). A pre-approval is not a guarantee that the loan will be approved or made.

For the full application you provide more details regarding the project and your experience. We more carefully review the borrowers and project. We evaluate the current and after repair value of the property and closely review the expected repair/rehab costs. We examine credit history (via a “soft pull” working with the potential borrowers using a service like CreditKarma.com or a “hard credit check”) of all human borrowers. We do not look for a minimum credit score, but primarily focus on your credit activities/events in the last two years. Prior to making a decision on a loan commitment we typically do a property walk through with one of the borrowers.

At some point prior to a loan commitment we need to meet all human borrowers on the loan and take a picture of each driver license (or State ID) and do a property walk through.

Borrowers (1)

(Good Funds Lending, LLC provides hard money loans in the Colorado Denver Metro area)

For the pre-approval application, we will perform a cursory evaluation of your financial estimates for the project (purchase/acquisition cost, rehab budget, after repair value), and your level of experience and your answers to few other questions. If we believe there is a reasonable likelihood that we would make a loan based on the information provided, we will inform you that you are pre-approved. If approved, and you request a pre-approval letter (Often pre-approval letters are submitted with offers on properties; however, some borrowers may choose to complete a pre-approval application after the property is under contract). A pre-approval is not a guarantee that the loan will be approved or made.

For the full application you provide more details regarding the project and your experience. We more carefully review the borrowers and project. We evaluate the current and after repair value of the property and closely review the expected repair/rehab costs. We examine credit history (via a “soft pull” working with the potential borrowers using a service like CreditKarma.com or a “hard credit check”) of all human borrowers. We do not look for a minimum credit score, but primarily focus on your credit activities/events in the last two years. Prior to making a decision on a loan commitment we typically do a property walk through with one of the borrowers.

At some point prior to a loan commitment we need to meet all human borrowers on the loan and take a picture of each driver license (or State ID) and do a property walk through.

Pre-Approval Letter (3)

In a full loan application for one of our Colorado hard money loans we require:

Required application materials depend on the type of loan and type of property.

For a rehab loan on a single family, the following items would likely be required:

  • Completed loan application form
  • Rehab items/budget (Schedule of Work – we can provide a template, other formats may also be acceptable)
  • The real estate purchase agreement contract (and all disclosures, addenda, and amendments)

Acceptable proof of past rehab experience for extensive rehabs.

If any of the borrowers are entities ownership and governance agreements( e.g. operating agreements, by-laws, resolutions, shareholder agreements)

Under certain circumstances, we may require special inspections or reports (e.g. suspected structural or mold issues, well or septic system etc.) prior to a loan commitment decision. Sewer scope reports are often required for homes built prior to 1982 or built in certain areas. Asbestos tests and reports are may be required, but depend on the scope and type of repairs/renovations and when the building was built. Additional documents are likely to be required if the property will be occupied at the time of purchase or there is a non-arms-length transaction.

If there is a tenant, then lease agreements and payment history information may be required.

At some point, prior to a loan commitment, we need to meet all human borrowers, take a picture of each driver’s license (or State ID), and do a property walk-through.

For commercial buildings, recent roof inspection reports and/or other structure or equipment reports may be required depending on the building and other particulars.

For a pre-approval application (for a pre-approval letter), we simply require a pre-approval application.

Yes, if we pre-approve the loan after reviewing a free pre-approval application (remember a pre-approval is not a loan commitment).

(Good Funds Lending, LLC provides hard money loans in the Colorado Denver Metro area)

For the pre-approval application, we will perform a cursory evaluation of your financial estimates for the project (purchase/acquisition cost, rehab budget, after repair value), and your level of experience and your answers to few other questions. If we believe there is a reasonable likelihood that we would make a loan based on the information provided, we will inform you that you are pre-approved. If approved, and you request a pre-approval letter (Often pre-approval letters are submitted with offers on properties; however, some borrowers may choose to complete a pre-approval application after the property is under contract). A pre-approval is not a guarantee that the loan will be approved or made.

For the full application you provide more details regarding the project and your experience. We more carefully review the borrowers and project. We evaluate the current and after repair value of the property and closely review the expected repair/rehab costs. We examine credit history (via a “soft pull” working with the potential borrowers using a service like CreditKarma.com or a “hard credit check”) of all human borrowers. We do not look for a minimum credit score, but primarily focus on your credit activities/events in the last two years. Prior to making a decision on a loan commitment we typically do a property walk through with one of the borrowers.

At some point prior to a loan commitment we need to meet all human borrowers on the loan and take a picture of each driver license (or State ID) and do a property walk through.

Process (1)

In a full loan application for one of our Colorado hard money loans we require:

Required application materials depend on the type of loan and type of property.

For a rehab loan on a single family, the following items would likely be required:

  • Completed loan application form
  • Rehab items/budget (Schedule of Work – we can provide a template, other formats may also be acceptable)
  • The real estate purchase agreement contract (and all disclosures, addenda, and amendments)

Acceptable proof of past rehab experience for extensive rehabs.

If any of the borrowers are entities ownership and governance agreements( e.g. operating agreements, by-laws, resolutions, shareholder agreements)

Under certain circumstances, we may require special inspections or reports (e.g. suspected structural or mold issues, well or septic system etc.) prior to a loan commitment decision. Sewer scope reports are often required for homes built prior to 1982 or built in certain areas. Asbestos tests and reports are may be required, but depend on the scope and type of repairs/renovations and when the building was built. Additional documents are likely to be required if the property will be occupied at the time of purchase or there is a non-arms-length transaction.

If there is a tenant, then lease agreements and payment history information may be required.

At some point, prior to a loan commitment, we need to meet all human borrowers, take a picture of each driver’s license (or State ID), and do a property walk-through.

For commercial buildings, recent roof inspection reports and/or other structure or equipment reports may be required depending on the building and other particulars.

For a pre-approval application (for a pre-approval letter), we simply require a pre-approval application.

Property (1)

(Good Funds Lending, LLC provides hard money loans in the Colorado Denver Metro area)

For the pre-approval application, we will perform a cursory evaluation of your financial estimates for the project (purchase/acquisition cost, rehab budget, after repair value), and your level of experience and your answers to few other questions. If we believe there is a reasonable likelihood that we would make a loan based on the information provided, we will inform you that you are pre-approved. If approved, and you request a pre-approval letter (Often pre-approval letters are submitted with offers on properties; however, some borrowers may choose to complete a pre-approval application after the property is under contract). A pre-approval is not a guarantee that the loan will be approved or made.

For the full application you provide more details regarding the project and your experience. We more carefully review the borrowers and project. We evaluate the current and after repair value of the property and closely review the expected repair/rehab costs. We examine credit history (via a “soft pull” working with the potential borrowers using a service like CreditKarma.com or a “hard credit check”) of all human borrowers. We do not look for a minimum credit score, but primarily focus on your credit activities/events in the last two years. Prior to making a decision on a loan commitment we typically do a property walk through with one of the borrowers.

At some point prior to a loan commitment we need to meet all human borrowers on the loan and take a picture of each driver license (or State ID) and do a property walk through.

Qualifications (2)

Yes, if we pre-approve the loan after reviewing a free pre-approval application (remember a pre-approval is not a loan commitment).

(Good Funds Lending, LLC provides hard money loans in the Colorado Denver Metro area)

For the pre-approval application, we will perform a cursory evaluation of your financial estimates for the project (purchase/acquisition cost, rehab budget, after repair value), and your level of experience and your answers to few other questions. If we believe there is a reasonable likelihood that we would make a loan based on the information provided, we will inform you that you are pre-approved. If approved, and you request a pre-approval letter (Often pre-approval letters are submitted with offers on properties; however, some borrowers may choose to complete a pre-approval application after the property is under contract). A pre-approval is not a guarantee that the loan will be approved or made.

For the full application you provide more details regarding the project and your experience. We more carefully review the borrowers and project. We evaluate the current and after repair value of the property and closely review the expected repair/rehab costs. We examine credit history (via a “soft pull” working with the potential borrowers using a service like CreditKarma.com or a “hard credit check”) of all human borrowers. We do not look for a minimum credit score, but primarily focus on your credit activities/events in the last two years. Prior to making a decision on a loan commitment we typically do a property walk through with one of the borrowers.

At some point prior to a loan commitment we need to meet all human borrowers on the loan and take a picture of each driver license (or State ID) and do a property walk through.


Hard Money is not always the correct solution. Before using hard money, you should explore other financing options available. We are building a Colorado hard money business focused repeat business where our borrowers use our hard money lending services only when appropriate and as one part of their financing strategy.

We are a private lender seeking:
  • To provide loans beneficial to the community, the borrowers, and Good Funds Lending, LLC
  • Long-term relationships with ethical people
  • Borrowers strategically using hard money, often because banks are too slow or unreasonable for the opportunity.
We are a hard money lender that that is easy to work with and talk to. Please contact us about your Colorado hard money questions.

Hard money is not always the best solution. You should consider other options before using hard money.

Our Colorado hard money lending is aimed at helping smart and ethical borrowers.

See our Frequently Asked Questions Page.

Colorado hard money loans for single family, multi-unit residential (2-40 units), operating/occupied commercial , and operating/occupied industrial properties. We offer transparent lower fees and rates. Treating people well is important to us.

Colorado is a wonderful place to live and do business. We are happy to be a part of the Denver metro business community.