Frequently Asked Questions

Hopkins Financial Services isn’t just a lender—we’re your strategic partner in getting real estate deals done. We’ve built our business around a simple but powerful idea: bringing people together. By matching borrowers with private investors, we create customized loan solutions that traditional banks often can’t offer. Whether you’re facing tight timelines, complex property types, or credit challenges, we focus on real estate equity and your success—not rigid guidelines. As a licensed Idaho real estate brokerage, we also help clients buy or sell property, making us a full-service resource. Since 1984, we have successful placed over $1 Billion in real estate secured loans and transactions. With decades of experience, hard work, and creative problem-solving, Hopkins Financial turns obstacles into opportunities.

• Your credit is scratched, dented, or smashed, including a short sale or bankruptcy.
• You’ve recently moved to Idaho.
• Bank terms are too rigid.
• You need to close quickly.
• You’re seeking a bridge or gap loan.
• You want to sell or borrow against a real estate note.
• You’re pursuing a real estate joint venture or another non-traditional deal.

The Borrower: Traditional banks may decline applicants with any credit blemishes. We can work with all credit profiles, including borrowers with foreclosures, short sales, or bankruptcies. 

The Property: Some properties don’t meet standard lending criteria. We finance unique properties like:

• Homes on large acreage
• Residences on commercially zoned land
• Mobile homes on foundations
  

The Time Frame: Conventional loans can take weeks or months. We understand time-sensitive transactions and, depending on the loan type, may close in as little as a few days.

We consider most property types, including:

• Single family residences
• Multi-family
• Commercial buildings
• Commercial bare ground
• Recreational property
• Farm or ranch
• Mobile homes with land

We work with all credit types—even those with past bankruptcies, foreclosures, or major credit events. Keep in mind: the loan-to-value (LTV) may decrease with lower credit quality, but a loan may still be possible.

LTV varies based on the property, credit, and loan structure. In general:

• Average LTV: 65%–75%
• Unique or higher-risk situations: 50%–65%

While we are primarily equity-driven, we must still confirm the borrower’s ability to repay the loan. We work with:

• Traditional documentation (W-2s, tax returns, etc.)
• Alternative documentation (bank statements, lease income, etc.)

Note: Owner-occupied residential loans are more strictly regulated and require full-income documentation.

Rates and points depend on the risk and complexity of the loan. In general:

• Interest Rates: 8.75% – 15% (Average range: 10% – 12%)
• Points: 2.5 – 7 points (Average: 3 – 5 points)

Most loans can be closed in a matter of weeks, not months. Exception: Owner-occupied residential loans are subject to federally mandated waiting periods, which may affect timing.

Private money loans are funded by individual investors seeking a return that reflects the risk and uniqueness of the deal. Rates reflect:

• Property condition and marketability
• Borrower’s credit and financial strength
• LTV
• Location and loan term

Getting started is easy:

• Call us at (208) 467-5467 or (800) 597-7154
• Or use our Contact Us page to submit your information