If you've ever had a deal on a clock, you know the feeling. The seller won't wait. The contract has a date on it. And every lender you call needs two to four weeks, an appraisal, and a committee before they'll even tell you yes or no. Here's one we did last month for a repeat borrower — start to finish in under a day.
The deadline was real
The property was controlled by a wholesaler whose contract expired the very next day. Our borrower either closed by that date, or got the contract assigned by that date, or the deal was gone — back to the wholesaler, and on to someone else. There was no version of this where he got a few extra days. It was close now or lose it.
He didn't start dialing down a list of lenders. He called us, at 12:14 in the afternoon, and asked one question: can you close this in a day?
Why he called us first
Because he'd borrowed from us before. He knew we control our own capital — there's no warehouse bank behind us setting our timeline, no outside credit committee we have to go beg. When we say we can move, we can actually move. That's not a line we use in marketing. It's the reason he picked up the phone and called Harvey Capital Funding instead of shopping the deal.
Fast didn't mean sloppy
We're not going to pretend every loan closes in 24 hours, because that's not honest and you'd know it wasn't. Here's exactly why this one could.
He sent over the address and his plan for the property, and we ran it through our underwriting that same afternoon. Two things were already in our favor: the title company had pulled the title report, so title work wasn't starting from zero — and because he's a repeat borrower, we'd already underwritten him and his track record on prior deals. We didn't skip the work. We skipped the parts that were redundant because they were already done. By the next day we were clear to fund, and we funded.
The terms were built around his situation
This is the part most borrowers don't expect. We didn't just move fast — we structured the loan around what he actually needed. He needed every dollar he had for the deal itself, so we took zero points at closing. Instead of charging points up front, we ran a higher interest rate. For a borrower in his spot, that's the better trade: keep your cash working in the property now, carry a higher rate for the few months you hold it.
He bought the property at a strong enough basis that a few months of interest is easily absorbed before he refinances into long-term rental financing and pays us off. Six-month term, interest-only, first lien on the property. A structure that fit the deal — not a template we forced the deal into.
What happened
He closed on schedule. He kept the property he would have lost. He texted afterward:
"I've never had one this fast. If you hadn't been able to fund this quickly, I would have lost out on this deal."
That's the whole job. Not every deal has a 24-hour fuse on it. But when yours does, the lender you call matters more than the rate sheet. If you've got a property under contract and a timeline that's making other lenders flinch, talk to us before you assume it can't be done — the form on Discuss My Deal takes about a minute, and we'll respond the same day.