Financing · members
Lending partners for new construction and fix & flip. No broker fee.
Good Hemp Distro now has two direct lending partners: one for ground-up construction, stabilized bridge and long-term rental loans, one for fix & flip and fix & hold with up to 100% of purchase and rehab financed. Price the build, check the deal against the right partner's own caps, and apply through our desk — you pay the lender's standard terms, never a broker fee on top.
Price the build
Run your plans through the Material Estimator or submit the project to the Project Desk. You get a line-by-line material list priced from live supplier listings — hemp batts, hempcrete, binder, blocks — plus the rest of the budget you enter.
Submit a project →Check the deal
The Deal Check runs your numbers against the right partner's published caps — loan-to-cost, ARV, LTV, liquidity, DSCR — and tells you the most the program allows, the cash you'd bring, and the price to get the property or land under so it closes.
Run the Deal Check →Apply through our desk
Members confirm the file is ready — entity docs, credit, track record, contract, scope of work, title and insurance — and go to the partner that fits the deal: our construction partner for new builds, bridge and rentals, our fix-and-flip partner for flips and holds. No broker fee.
Apply (members) →Our lending partners
What each partner funds — in its own terms.
Everything below is taken from each partner's current term sheet, program flyers or written guidelines. If a deal fits these boxes and your file is ready, the partner can close it; GHD introduces, the lender sets every term.
Fix & flip and fix & hold — our fix-and-flip lending partner
Fix & Flip / Fix & Hold
Buy, renovate and sell — or keep it as a rental — with up to 100% of the purchase price and rehab financed.
$100,000 – $1,250,000 (larger loans case by case) · short-term; the term is set in the lender's quote
- 100% financing for purchase price + rehab — anywhere between 65% and 75% of after-repair value (ARV)
- Liquidity requirement: 25% of the rehab budget (minimum $15,000) plus closing costs
- 650 minimum credit score
- No prior experience? The borrower should live within 100 miles of the property
- No rural properties (the lender checks the CFPB rural-or-underserved tool)
- Lends in AL, CT, DE, FL (lower leverage in FL), GA, IN, KY, MA, MD, MO, NJ, NC, OH, PA, SC, TN, TX and VA; preferred Florida counties: Brevard, Broward, Duval, Miami-Dade, Palm Beach, St. Johns, St. Lucie, Volusia
Across the program
- 17 states we introduce in: AL, CT, DE, FL (lower leverage), GA, IN, KY, MA, MD, MO, NC, OH, PA, SC, TN, TX, VA (the lender also serves NJ, where GHD gives lender information only)
- Up to 100% of purchase price and rehab financed, within 65–75% of after-repair value
- Liquidity of 25% of the rehab budget (minimum $15,000) plus closing costs stays in your account
- 650 minimum credit score · no rural properties · first-timers live within 100 miles of the project
- The lender quotes from its own checklist (price, rehab, ARV, strategy, address, units, LLC, credit, track record, liquidity) — your referral carries it
New construction, bridge and rentals — our construction lending partner
Bridge loans — 12 to 24 months
Ground-Up Construction
Build new 1–4 unit homes, townhomes or condos on land you own or are buying.
$50,000 – $3,000,000 · 12 to 24 months
- Up to 75% of the lower of land value or purchase price (60% if unpermitted), plus 100% of construction
- Maximum 85% of total project costs (90% if the interest reserve is financed)
- LTC catch-up draw raises the initial advance to 75% once the required plans and permits are approved after closing
- Up to 70% of after-repair value (ARV)
- Full recourse · underwritten on the property, not your tax returns
- Ground-up is subject to experience; a prelim set of plans is part of the file, and an architect letter if permits aren't in place yet
Stabilized Bridge
Short-term money on a rent-ready 1–4 unit property with no planned renovation — recently finished and listed, or rented and not yet ready for permanent financing.
$50,000 – $3,000,000 · 12 months, up to 18 at lender discretion
- Max loan-to-cost: 85% of purchase price plus verified completed capex when owned under 6 months
- Max loan-to-value: 70%
- Minimum FICO 660
- DSCR-exit option: 1.10x exit DSCR on the lower of in-place and market rent; property condition C4 or better with no deferred maintenance
- No-DSCR option: property condition C2 or better; value within the 90th percentile of the market
- No rural, exotic or unique properties
Rental loans — 30 years
Single Rental (DSCR)
Purchase or refinance one non-owner-occupied rental with 1–4 units.
$75,000 – $2,000,000 · 30 years
- 30-year fixed (fully amortizing or partial interest-only) or 5/6, 7/6 and 10/6 hybrid ARMs
- 80% of total cost basis when owned under 3 months
- Loan-to-value: 80% purchase or rate-and-term refinance, 75% cash-out refinance
- Minimum DSCR 1.05x (gross rent ÷ PITIA) · minimum guarantor FICO mid-score 660
- Underwritten on property cash flow — no tax returns or borrower income
- Leased units: lower of in-place and market rent; unleased: 100% of market rent (purchase loans, or one unit of a 2–4 unit refinance)
- 30–45 day closing timelines and easy seasoning · full recourse only
Rental Portfolio
Purchase or refinance several non-owner-occupied rentals under one loan.
Up to $2,000,000 (minimum property value $100,000) · 30 years
- 30-year fixed (fully amortizing or partial interest-only) or 5/6, 7/6 and 10/6 hybrid ARMs
- 80% of total cost basis when owned under 3 months · 80% LTV purchase or rate-and-term, 75% cash-out
- Minimum DSCR 1.05x (gross rent ÷ PITIA) for portfolios up to $2,000,000 and 10 properties; 1.20x (net cash flow ÷ debt service) for larger portfolios
- Minimum guarantor FICO mid-score 680 · minimum occupancy 90% by unit count
- Full recourse
Across every construction-partner program
- The lender works in every US state except North Dakota, Oregon, South Dakota, Utah and Vermont. GHD introduces deals everywhere else except California, Arizona, Nevada, Minnesota, New York and New Jersey, where loan referrals need a license — there we show lender information only
- Non-owner-occupied 1–4 unit residential, townhomes, PUDs and warrantable condos
- Soft credit pull first — no impact to your score; background and credit required
- The lender orders the appraisal ($700–$850 depending on location and unit count) and coordinates title and insurance
- Foreign nationals eligible on ground-up with a visa, green card or work permit
- DIY draw requests for faster project reimbursements
Have these ready and you don't send GHD a thing
Each lender collects its own file. Members just confirm they can produce it:
- I borrow through an LLC or other entity and have the formation documents on hand
- I'm fine with a soft credit pull first, and my mid-score meets the program minimum (650 fix & flip; 660 construction, bridge and single rental; 680 portfolio)
- The property is in a state the program serves and nobody on the loan will live in it
- I can cover the lender-ordered appraisal
- I have a title company in mind and can bind an insurance policy for the lender to review
- I have the cash to close that the Deal Check showed, plus closing costs
- Plus, by program: the lender's track-record template or your fix & flip history (or living within 100 miles of a first project), your scope of work and budget (prelim plans and an architect letter for ground-up without permits), the liquidity a fix & flip needs, and the current lease for rentals.
What the financing desk covers
- New construction (ground-up) spec homes, build-to-rent and small communities — construction partner
- Fix & flip and fix & hold on 1–4 unit property with up to 100% of purchase and rehab financed — fix-and-flip partner
- Stabilized bridge on rent-ready property with no planned renovation — construction partner
- DSCR rental take-outs once the build is done — single properties and portfolios — construction partner
- Other lenders in the cache for what the partners don't cover (land, multifamily, completion loans)
Business-purpose loans only: the borrower is a company, or an investor who will not live in the property. A home you will live in needs a licensed mortgage lender — we will say so and stop.
Match a project against the whole lender cache →Why lenders like a GHD package
A priced material list from live supplier listings, a sourced fact sheet on hemp insulation and hempcrete (R-values, fire tests, code status) and a permit-ready plan is a lender-package document, not a brochure. Alternative materials get underwritten on comps, plans and the sponsor — we help you show up with all three.
Building sustainable, eco-friendly housing? That is the niche this channel was built for — see the sustainable-builds paths below.
Sustainable builds
Build sustainable. Fund it with private money.
If you build with hemp-lime, hemp fiber insulation, lime plasters or other non-conventional materials — or you want to — the hard part has never been the material. It has been getting a lender, an appraiser and a permit office comfortable with it. Good Hemp Distro is built for that gap: price the materials from vendors who list here, check the deal against our lending partners' caps, and apply with the priced material list and a sourced hemp fact sheet in hand.
Already building this way?
List as a founding vendor or service provider: a free first year, 7% per sale, and projects that come to you priced, with a budget and a state.
Claim a founding seat →Want to start?
Run a build through the Material Estimator, then the Project Desk matches you with builders and suppliers who have done it — cons on the table from day one.
Price a first build →Investor or developer?
Business-purpose loans only — LLCs and investors. Check the deal, confirm your file is ready and apply with the lending partner that fits it, at no broker fee.
Run the Deal Check →Honest numbers: hemp-lime is a non-load-bearing wall infill at R-1.2 to R-2.1 per inch (a 12-inch wall lands around R-14 to R-25, above Tennessee's R-13 minimum for framed walls); it dries about a week per inch when cast in place; in Tennessee it is approved project by project through the alternative-materials path, not by a hemp code yet. We put that in the lender package too.
Plain disclosures
Good Hemp Distro is not a lender, mortgage broker, loan originator or financial adviser. We do not take applications, quote rates or fees, negotiate terms or guarantee funding. GHD charges borrowers no broker fee; GHD may be compensated by its lending partners or another lender for an introduction. You are free to use any lender.
Where state law licenses even business-purpose loan referrals we show lender information only, send no introduction and take no fee: California, Arizona, Nevada, Utah, Minnesota, North Dakota, South Dakota, Vermont, Oregon, New York, New Jersey. Georgia and Alabama requests must come from a business entity.
Access requires a signed Platform Non-Circumvention & Lead Exclusivity Agreement and the Financing Referral Terms — see Agreements.