Active investors buy through LLCs and rarely post publicly. Meetups and social media show you the beginners.
Lender play · Hard money
Hard money lender marketing: find the flippers before their next closing.
Fix-and-flip investors need fast, reliable financing, and they stay loyal to lenders who close on time. Spur finds active flippers from recent purchases and resales, reaches them directly, and mails a letter that leads with what they care about: speed, rehab draws, and certainty.
Free forever plan · No card · 20 property searches a month
USPSFirst-Class
Jordan PriceGulf Coast Flips LLCTampa, FL 33606Scan to get a term sheet
Jordan P. requested a term sheet · 35 min ago
AI-written for this owner · Mailed in 2 days
Flipsfound by purchase and resale activity
LLCinvestors reached directly
Term sheetrequests by QR
The problem
Your best borrowers are already working with someone.
Generic hard money ads all promise speed. Investors want specifics: days to close, draw timing, and leverage.
Investors switch lenders after a slow draw or a late closing. You need to be in front of them when that happens.
How it works
From list to mailbox in one workflow.
Five steps from flip activity to funded loans.
app.usespur.com
See it in Spur
A fix-and-flip investor list in Spur
Sample Tampa investors with recent flip activity. Names are partly masked.
Tampa BayLLC or investor ownerBought + resold < 12 moBuilt before 1990
- Gulf Coast Flips LLC4 flips in 12 moManager in TampaAvg $310K resaleActive
- Renee & Carl M.2 flips in 12 moOwners in BrandonNewer investorSFR
- Sunbelt Rehab Co LLC7 flips in 12 moManager in St. PetersburgHigh volumeHeavy rehab
- Omar F.1 purchase, in rehabOwner in ClearwaterCash purchaseBuilt 1962
- Palm Ave Holdings LLC3 flips in 12 moManager in OrlandoOut-of-area2–4 units
AI draft for Gulf Coast Flips LLC · Jordan P.
Hi Jordan,
I'm Sam Ortega with Bay Bridge Capital. Gulf Coast Flips has bought and resold four homes in Tampa over the past year, so I'll keep this short and specific.
We lend on fix-and-flip projects across Tampa Bay. We typically close purchases in 7 to 10 days, fund rehab draws within 48 hours of inspection, and lend on both purchase and rehab costs, subject to the deal and your experience. You'll deal with the same person from term sheet to payoff.
If your current lender has ever held up a closing or a draw, scan the code to send me your next deal. I'll have a term sheet back within one business day.
Sam Ortega · Bay Bridge Capital · (813) 555-0175
Sample data for illustration. Your results depend on your market and filters.
Playbook
How hard money lenders find more borrowers
Hard money loans are short-term, asset-based loans used mostly by real estate investors to buy and renovate properties. Investors choose them for speed and flexibility, and they stay with lenders who close on time and fund draws quickly. That makes the experienced flipper the most valuable borrower, and one of the hardest to reach.
Property records show you who's active. Look for investor and LLC owners who bought older or distressed homes recently, and for properties bought and resold within a year. Investors with several flips are your top tier; newer investors with one or two may need more guidance but can grow into steady borrowers.
Be specific in your letter. Every hard money lender claims to be fast, so put real numbers in front of the investor: typical days to close, draw turnaround, and leverage on purchase and rehab. Mention their recent activity so they know the letter is about them.
The best time to reach an investor is just after a bad experience with another lender, which you can't predict. Consistent mail every month or two keeps you in front of them when it happens. A QR code that requests a term sheet makes it easy to send you their next deal.
Know the rules where you lend. Many hard money loans are business-purpose loans with fewer consumer protections, but licensing requirements vary by state, and some states regulate business-purpose lending or cap interest rates. Avoid lending on owner-occupied homes unless you're set up for consumer mortgage rules.
Track every borrower and deal. A flipper who has a good first loan often brings their next five, and refers partners and other investors.
Make your first loan easy. Ask for a short deal summary, scope of work, and comparable sales, and send a term sheet within a business day. Investors judge lenders on that first experience, so set clear expectations about appraisal, inspections, and the draw process before closing.
8×return on a year of Spur Team from one $250,000 loan
One repeat flipper can fund your year.
- Spur Team: $588/yr billed annually
- 300 active investors × 3 postcards = 900 at $1.09 = $981
- One $250,000 loan at 2 points = $5,000 in origination fees, about 8× your subscription, before interest
Example math. Points, rates, and repeat volume vary by lender and borrower. Run your own numbers →
One tool, not four
Spur vs. the usual hard money marketing
What you needThe usual waySpur
Active flippers from purchase and resale dataMeetups and social media✓ Built in
Contact info for LLC investorsSecretary of State lookups✓ Built in
Letters with real terms and their activityGeneric "fast funding" ads✓ Built in
Term sheet requests by QRPhone tag✓ Built in
Borrower trackingSpreadsheets✓ Built in
FAQ
Hard money marketing questions
How do hard money lenders find borrowers?
Referrals, meetups, and online ads are common, but property records reveal active flippers directly. Spur finds investors with recent purchases and resales and mails them.
How do I find active fix-and-flip investors?
Filter for investor and LLC owners who bought older or distressed homes recently, and properties bought and resold within 12 months.
What should a hard money marketing letter say?
Mention their recent activity and give specific terms: typical days to close, draw turnaround, and leverage. Specifics beat promises of speed.
Do hard money lenders need a license?
It depends on the state and loan type. Many business-purpose loans have fewer requirements, but some states require licenses or cap rates. Check your state's rules.
How often should I mail investors?
Every month or two. Investors switch lenders after a bad experience, and steady mail keeps you in mind when that happens.
Keep exploring
Related plays and guides
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