For San Antonio Agent Referrals
Agent Toolkit
Everything you need to confidently place investor buyers — scripts, ARV methodology, hard money education, and the 7–10 day close timeline.
Your role
You're the connector — not the lender
Find the deal
Identify investment-grade properties in your market. Run the ARV. Check that the numbers work before sending.
Connect to Wind River
Submit on behalf of your investor buyer. We issue the term sheet — you didn't lend anything, you just created speed and certainty for your client.
Educate the seller side
The listing agent needs to understand what 'private lender' means. Use the scripts below to handle that objection before it kills the deal.
Education
Hard Money vs. Traditional Lending
Hard money is asset-based lending — the loan is secured by the property, not the borrower's W-2. It's built for speed and distressed property — not a 30-year hold. Your investor buyer renovates, sells or refinances, and pays it off.
| Hard Money (Wind River) | Conventional / Bank | |
|---|---|---|
| Speed | Term sheet in 24 hrs · close in 7–10 days | 30–60+ day underwriting cycle |
| Qualification | Deal-based (ARV, property condition, equity) | Borrower-based (DTI, income docs, credit deep-dive) |
| Property condition | Distressed, vacant, needs rehab — no problem | Must be move-in ready / habitable |
| Interest rate | Higher rate — but only on disbursed funds, short term | Lower rate — but stretched over 30 years |
| Exit strategy | Sell or refinance into conventional after renovation | Long-term hold, fully renovated property required |
| Rehab funding | 100% holdback, reimbursed within 24 hrs after draw approval | Rarely funded; separate construction line required |
Valuation methodology
What Is ARV — and How Is It Calculated?
After Repair Value (ARV) is the estimated market value of the property after renovations are complete. It is the foundation of every hard money deal — the lender underwrites to the ARV, not the as-is value.
Like-for-like renovation comps only
Use recently renovated comparable sales — not new construction and not properties that haven't been updated. The appraisal must support the ARV with comps that reflect a finished rehab.
2-mile radius or less
Tighter radius = stronger comp. If you must go beyond 2 miles, the appraisal will need to justify the expansion. Stick close whenever the data supports it.
Active solds, not active listings
Listings are asking prices — they don't prove value. Underwriters and appraisers rely on closed sales. Active listings can help sense-check, but they don't set ARV.
Days on market matter
A comp that sat 90+ days before selling suggests the market rejected that price at first. Prioritize comps that moved in under 30 days for a reliable ARV signal.
Check rental data if sold data is thin
If comparable sales volume is low, that property may be better suited as a rental. Run the DSCR numbers — Wind River can connect the borrower with a DSCR refinance before close so there's a clear exit strategy.
DSCR exit before close
When rental is the likely exit, we recommend the borrower pre-qualify for a DSCR refi before closing the hard money loan. This ensures they can move the asset off the bridge and into permanent financing.
MAO Formula
(ARV × 70%) − (Rehab × 95%) = Max Allowable Offer
Purchase price at or below the MAO → 100% purchase price financing. Above MAO → buyer funds the difference (delta) at closing. Use the Deal Calculator →
Get a term sheet in 24 hours
24-Hour Term Sheet Checklist
Send these four items and we'll move same day on qualified files.
- 1Purchase price + rehab budget
- 22 months bank statements (readily available funds — $10K per $100K borrowed guideline)
- 3LLC docs
- 4Property address + purchase contract (if available)
Rehab Holdback
We fund rehab through a holdback and reimburse quickly after each draw approval. Send photos + video + invoice — approval leads to reimbursement within 24 hours.
How 7–10 days actually happens
The Close Timeline
Dependencies: clean title · borrower docs within 24 hours · rush appraisal
Submission → Term Sheet
Submit deal + docs. We complete underwriting review and issue a term sheet on qualified files within 24 hours.
Signed Term Sheet + Docs
Borrower signs term sheet and delivers remaining docs within 24 hours — bank statements, LLC docs, ID.
Rush Appraisal Ordered
Borrower pays appraisal direct and orders immediately. Rush turnaround keeps the timeline intact.
Title, Escrow + Appraisal Review
Title company runs the commitment, escrow is opened, appraisal comes back and goes through underwriting review.
Closing
Clean title + complete docs + approved appraisal = closing day. Dependencies met = timeline met.
Ready to use
Copy/Paste Scripts
Drop these into your texts and emails. Swap in names where indicated.
Text to listing agent
"Hey [AgentName] — my buyer can move fast. Wind River can issue a term sheet in 24 hours and close in 7–10 days if title is clean and we get a rush appraisal. What does the seller need most: price, timing, or certainty?"
Seller objection: 'private lender?'
"We're using a private lender for speed and certainty — not rate. This allows a 7–10 day close and a strong offer while the buyer renovates and either sells or refinances into conventional financing."
Text to your investor buyer
"Wind River can move fast on this. Send the purchase price + rehab budget + 2 months bank statements + LLC docs and Wind River can issue a term sheet in 24 hours if the deal qualifies."
One-liner for MLS offers
"Investor-friendly private financing: 24-hour term sheet and 7–10 day close available with clean title + rush appraisal."
Deal types
What We Lend On
We Fund
- Fix & flip (SFR)
- Small multifamily
- New construction
- Some small commercial
We Don't Lend On
- Mobile homes
- Raw land
San Antonio Market Intel
San Antonio's market has shifted — median DOM is now 38–81 days depending on the zip code. The deals that are working right now are built on accurate ARV, honest hold-cost projections, and disciplined purchase pricing. Read our February 2026 breakdown of where the math still holds up.
Read the Market Update →Financing is subject to underwriting, collateral review, and title. Timelines assume clean title, complete borrower documentation, and availability of rush third-party services.
Have a deal ready to run?
Submit in 60 seconds. We move fast on qualified files.