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Private Lending Resources

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House blocks with RoseRock Logo

Understanding Appraisals - What They Are and Why You Need One

Appraisals are a necessary detail of any real estate transaction, so it's important to know what they are and why they matter. ...

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Real Estate Construction Project and RoseRock Logo

Construction Best Practices for a Real Estate Development Project

Real estate development is a “strike while the iron is hot” industry. When you find a solid real estate development project, it’s important not to waste ...

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Real Estate Construction Project and RoseRock Logo

How to Set Up a Budget So Your Lender Likes It

Are you looking for real estate investment strategies? Details to help you take your real estate investment project from the idea stage to reality? ...

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Types of Title Companies in Texas and Case Studies of Title Issues Delaying Closings

If you’ve had anything to do with real estate development or investing in Texas, chances are you’ve experienced title company issues. ...

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Private lending team in office with RoseRock logo

What is Real Estate Alternative Private Lending?

What do you need most to fund a real estate development project? Chances are, you need an efficient, knowledgeable investor willing to work ...

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Private lending for commercial real estate

How Private Loans for Commercial Real Estate Can Expand Your Business Plans

Are you in need of funding for a real estate investment, looking to diversify your investment portfolio, or looking to scale your real estate ...

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Private lending transaction

5 Tips on Financing a Real Estate Development Project

Are you a real estate developer or interested in becoming one? Are you looking for a private loan to flip a home? Especially in today’s variable market ...

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Close up view of financial check with RoseRock logo

Private Lending in Texas: 5 Things to Know Before You Borrow

Are you looking for a private lender in Texas? Would fast financing give you a competitive advantage to secure the contract for a real estate investment ...

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Close up view of financial check with RoseRock logo

Investor to Investor - What Do Private Lenders Look For?

Do you have a real estate investment opportunity but lack the funds and need a “private real estate loan”? Do you feel like you might not have the correct financial ...

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Frequently Asked Questions

About RoseRock

What types of loans does RoseRock provide?
RoseRock originates bridge loans, fix and flip hard money loans, new construction hard money loans, acquisition and development loans, and land bridge loans. All loans must be secured by a first-lien position on non-owner-occupied real estate.
What makes RoseRock different than other private lenders?
RoseRock started in 2009 as a developer, adding the private lending fund in early 2019 and a NNN lease acquisition fund in late 2019. Our team approaches loans with a developer’s mentality and partnership mindset since we understand the teamwork it takes to get each project across the finish line.
Where does RoseRock lend?
RoseRock is based in Texas and will consider all loans in Texas. RoseRock will also consider loan requests in the Southeastern US, along with other select states such as Alabama, Arkansas, Colorado, Georgia, Utah, Missouri, North Carolina, Tennessee, West Virginia.
What are the minimum and maximum loan amounts?
RoseRock typically originates loans between $100,000 and $5,000,000. The type of asset and the geographic area will determine the maximum loan amount we can provide on a per-project basis.
What is the maximum term length offered?
RoseRock provides short-term funding solutions for real estate investors, typically between 6 months and 12 months. The term is determined on a per-loan basis depending on the scope of the project and exit strategy.
How quickly can RoseRock close a loan?
The closing timeline is often dependent on third parties, such as title companies, appraisers, and environmental consultants depending on the project and scope of the loan request. RoseRock will provide borrowers with several options with the goal of closing the loan as soon as possible while using reputable and experienced third-party service providers.

About Private Lending

What is a hard money loan?
A hard money loan is a type of loan that is based on the future value of the asset and a borrower’s ability to reach that future value. It is a commercial loan offered to real estate investors purchasing a property for commercial business purposes. Hard money loans are not offered for owner-occupied properties.
What is a bridge loan?
A bridge loan is different than a hard money loan since it is based on the as-is value of the project and is a short-term solution for borrowers who need to bridge the gap to longer-term funding options.
Who benefits by using a hard money loan or short-term bridge loan?
These types of loans are best utilized by real estate investors purchasing one or several properties for business investment purposes. Real estate investors purchasing residential or commercial assets can utilize different types of private loans depending on the project’s needs.
What are the benefits of a hard money loan?
Hard money loans commonly provide borrowers with higher leverage and increased funds for a project. RoseRock typically includes 100% of construction/repair costs in the loan and the majority of the acquisition cost if not 100%. This type of loan also can be faster and more flexible than traditional loans since lenders can tailor a loan to the specific asset type and project.
What are the risks of a hard money loan?
Hard money loans have higher interest rates than traditional loans due to the increased risk of basing the loan on a future value. If the project does not reach the expected future value or takes longer than expected, the borrower should be prepared with liquidity to cover additional carrying costs and a backup exit strategy.
What is the difference between a hard money lender and a private lender?
A hard money lender refers to a lender who only originates this type of loan. A private lender can originate hard money loans, bridge loans, and other types of loans depending on their preferences. Another difference is private lenders typically use their own funds to originate loans, also known as a direct lender, whereas a hard money lender can sell their loans on the secondary market in order to originate more loans.
Direct private lenders have more consistency and flexibility in their product offerings since they are not dependent on institutional investors buying their notes to originate additional future loans.
What assets can I use as collateral?
The types of assets a lender will accept as collateral is based on the lender’s preferences. Direct private lenders have more flexibility since they are not dependent on the interest of secondary market buyers, so they often provide a wider product offering. RoseRock accepts the following real estate collateral secured by a first-lien position: land, commercial, residential, multifamily, medical and more.
How do I qualify for a loan?
Borrowers will be requested to submit documents showing personal financial strength and project-specific documents. Examples of these types of documents are a personal financial statement, bank statements, tax returns, site or build plans, construction or renovation budget, and others depending on the type of loan request and asset.
Is there a minimum credit score to qualify for a loan?
While a credit score doesn’t determine an automatic approval or denial, we do consider your credit score and the different components that make up your credit score. The minimum credit score varies by asset type and project. For larger loans or more complex projects, we would like to see a higher credit score to verify a borrower’s repayment history and ability to make payments in a timely manner for existing debt obligations.
What is the difference between LTV and LTC?
Loan to Value uses the collateral’s value to determine the loan amount. Loan to Cost uses the project’s cost to determine the loan amount. RoseRock can provide up to 100% Loan to Cost for a project for experienced real estate investors. For RoseRock’s Bridge loans, the loan is based on the as-is value of the collateral. For RoseRock’s Fix and Flip or Construction loans, the loan is based on the future value of the collateral based on the borrower’s renovation or construction plans for the project.

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