Hard Money Lender for Wisconsin Real Estate Investors
REIA Hard Money is a private hard money lender headquartered in Brookfield, Wisconsin, funding real estate investors across the state: southeast Wisconsin, Madison and south-central Wisconsin, Green Bay and the Fox Valley, central and northern Wisconsin, and western Wisconsin from Eau Claire to Hudson. Since late 2023 we've funded 175+ loans totaling about $36 million for fix-and-flip, BRRRR, and value-add projects, with typical closings in 10 to 14 days and loans up to 70% of after-repair value.
The person who underwrites your loan is the person who answers the phone. Lending decisions are made in-house by Dan Farsht and our Brookfield team, not by a committee that has never seen your market.
or call (262) 208-4708
200+
loans funded since late 2023
$35MM+
funded since late 2023
161 days
average loan duration
70%
of loans to repeat borrowers
Where in Wisconsin do you lend?
Our home base is the greater Milwaukee area, where we've closed most of our loans. Today we fund investment property in cities and metro areas across Wisconsin:
Southeast
Milwaukee • Waukesha County • Racine • Kenosha • Sheboygan
South Central
Madison • Janesville
Northeast & Fox Valley
Green Bay • Appleton
Central & North
Wausau • Hayward
Western
Eau Claire • Hudson • River Falls • Menomonie • La Crosse
We focus on Wisconsin's cities and metro areas rather than rural property. If your deal is somewhere not listed, send it through the pre-approval form and tell us where it is.
What's the Wisconsin housing market doing for investors?
Wisconsin's statewide median sale price reached $362,000 in August 2026, up 7.1% from a year earlier. Sales fell 8.3% over the same stretch, and the Wisconsin REALTORS® Association's affordability index dropped to its lowest point since tracking began in 2009. Statewide inventory sat at 4.4 months of supply.
For investors, that points one direction. Buyers want homes they can afford, and there aren't enough move-in-ready ones. Much of Wisconsin's housing is decades old, and in markets like Wausau, Eau Claire, and Milwaukee, renovating existing homes is how new inventory reaches buyers.
Source: Wisconsin REALTORS® Association, August 2026 monthly report.
What do you fund?
Fix-and-Flip Loans
Purchase and rehab funded in one 6-month, interest-only loan, up to 70% of ARV.
BRRRR Acquisitions
Buy and renovate with us, then refinance into long-term financing. We refer DSCR loans to a trusted partner at no added cost to you.
Cross-Collateralized Loans
Double-Close Funding
A flat 2% for Wisconsin wholesale deals that close both sides through our preferred title company in the greater Milwaukee area.
Rental Portfolio Purchases
Buying several properties from a retiring landlord? We underwrite each property individually.
We lend on 1–4 unit residential, mixed-use, and select small commercial property. We don't market land, mobile home, or ground-up construction loans. If your deal is outside the box, ask.
What does a hard money loan cost in Wisconsin?
Your pricing is set by your track record, and it improves as you build one with us. Loans typically run $85,000 to $350,000, with an average of $180,000. Every loan is capped at 70% of after-repair value, rehab budget included.
| Standard | RHM Pro | RHM Pro V | |
|---|---|---|---|
| Who qualifies | New borrowers | 3 completed deals with us | Proven 4+ deals per year |
| Down payment | 15% | 0% | 0% |
| Interest rate | 15% | 12% | 12% |
| Points | 4 points | 4 points, wrapped into the loan | 3 points, wrapped into the loan |
| Repair escrow at closing | None | None | Up to 20% (when the loan is under 70% of ARV) |
Already have a track record with another lender, or with your own capital? We'll verify it and place you at the tier you've earned. Day one with us doesn't mean starting over. More on RHM Pro V.
Can I use equity instead of a down payment?
Yes. Cross-collateralization lets you pledge equity in a property you already own in place of cash for the down payment. It's the fastest way into RHM Pro terms, and it works on your first loan with us. Plenty of Wisconsin investors own a rental or two with real equity. This puts that equity to work on the next deal without selling or refinancing anything.
How fast can you close anywhere in the state?
Typical closings run 10 to 14 days. We value every deal with two independent desktop valuations, a licensed appraiser plus a second broker price opinion, so you're not waiting on a drive-by appraisal and your terms don't change at the closing table.
If another lender backed out and your title work is complete, ask about a rescue close. With everything ready at the same title company, we can fund in as little as 72 hours.
Rehab draws go out every Tuesday and Friday against invoices (required over $2,500), lien waivers, and video of the completed work. A contractor in Eau Claire gets paid on the same schedule as one in Milwaukee. Closings happen at the title company handling your deal, wherever the property is. Our loan process.
Our borrowers don't stay in expensive money long, either. Across 125+ paid-off loans, the average payoff is 5 months and 10 days.
Who qualifies?
You'll need an LLC and a deal that makes sense. We run a soft credit pull that never affects your score. We're checking for refinance obstacles, not gatekeeping on a number, and we don't verify income. What we do verify is track record: completed deals, clean history, transparent numbers.
We fund first-time flippers who can show us they understand the process. We're not a fit for borrowers with a history of loan default, unresolved judgments or liens, or issues in a background check.
Business-purpose lending only. We don't lend on owner-occupied homes, including a unit you'd live in while renovating. Tenant-occupied investment property is fine.
What borrowers say about REIA Hard Money
Every borrower's deal is different, but the reviews keep coming back to the same things.
Who will I be working with?
Dan Farsht co-founded REIA Hard Money with Eric Lundberg and underwrites our loans. When you call (262) 208-4708, you're talking to the person who decides on your deal. Dan also travels the state to meet investors in person. Ask when he'll next be in your area.
Melanie Shaffer, our transaction coordinator, supports investors and agents at every stage of the loan, from application to closing. She brings more than a decade in real estate, including roles at a national appraisal firm, a top-producing brokerage, and another hard money lender. It's why borrowers keep thanking “Dan and Melanie” in their reviews.
Frequently Asked Questions
Is REIA Hard Money licensed in Wisconsin?
Wisconsin doesn't require an NMLS license for business-purpose lending, which is all we do. Every loan is made to an LLC for investment purposes.
Do you lend outside the Milwaukee area?
Yes. We fund investment property in cities and metro areas across Wisconsin, including Madison, Green Bay, Appleton, Eau Claire, Wausau, Hudson, and La Crosse, with the same pricing and process we use in Milwaukee.
Do you lend to first-time investors?
Yes, with no arbitrary experience minimum. We screen for preparation, not pedigree. First-time borrowers who understand the process get funded.
What's the minimum and maximum loan size?
Loans typically run $85,000 to $350,000, and our average is $180,000. Larger deals for established borrowers are handled case by case.
Do you fund DSCR loans in Wisconsin?
We don't originate DSCR loans ourselves. We refer borrowers to a trusted DSCR partner at no added cost, a common way for BRRRR investors to refinance out of a hard money loan.
Do you lend on rural property?
Our focus is Wisconsin's cities and metro areas. Rural property is generally outside what we fund, but if you're unsure, send the deal and we'll tell you quickly.
Can I use a hard money loan on a property with tenants?
Yes. We lend on tenant-occupied investment property. We don't lend on owner-occupied homes.
How quickly are rehab draws funded?
Draws are processed every Tuesday and Friday. Submit invoices (required over $2,500), lien waivers when available, and video of the completed work.
Ready to fund your next Wisconsin deal?
The fastest first step is our pre-approval form. It takes a few minutes and means our first conversation is about your deal, not your paperwork. Prefer to talk first? Call (262) 208-4708.
Lending markets with their own pages: Eau Claire · Hudson · Wausau
