Competing buyers in Yellowstone County move quickly. Ambition Lending provides a straightforward path to fund investor-purpose hard money loans in 10–14 days—without surprises.
Why Closings Slow Down (and How to Beat the Bottlenecks)
- Incomplete files: Package your deal once with the checklist below.
- Valuation delays: Provide appraisal access immediately; schedule around tenant or seller constraints.
- Title curatives: Order title on day one. Old liens and missing releases can take time.
Your Day-by-Day Timeline
- Day 0–1: Intake and term sheet once we have contract/payoff, entity docs, IDs, bank statements, and (if applicable) rehab scope.
- Day 1–3: Title open; valuation ordered; insurance starts.
- Day 4–7: Conditions cleared—COI, final scope, entity or title questions.
- Day 8–10: Final approval; closing package.
- Day 11–14: Signing and funding with clear title and valuation.
Real Snapshot from a Billings SFR
- Purchase $230,000; rehab $38,000; ARV $360,000
- 85% purchase financed; 100% rehab in draws
- 12-day close with early appraisal access and clean title
What to Send Right Now
Purchase contract or payoff letter, rehab scope and budget, entity documents and IDs, recent bank statements, insurance agent contact, and property access details.
Q&A
Can seller credits cover closing costs? Often, within standard limits—send the contract for review.
Do you allow an initial materials draw? Sometimes with invoices/POs for pre-purchased items.
Short-term rentals? Case by case with data.
hard money lender in Billings
