Anybody know of a true hard money lender doing loans in Texas.  Had a rehabber call me, says he needs 4 of these a month.  Says he can refer 3 more rehabbers to me. Here’s what he needs, he needs a lender willing to lend up to 65% of AFTER REPAIRED VALUE.  He is buying at 50% of LTV and needs the other 10 or 15% for repairs.  These are REO purchases. I know of 3 private lenders here in town that will do this, but they won’t work with me other than a skimpy referral fee. I’d much rather have a part of the 5 to 10 points and 15% interest they are getting if you know what I mean.