Texas-based direct hard money lender specializing in real estate investment loans for fix-and-flip, rental, commercial, and multi-family properties since 2001.
Editorially reviewed by Harvey Brooks
DHLC Investments, Inc. is a direct hard money lender headquartered in Texas that has been operating since 2001. The company has funded over $200 million in loans and focuses exclusively on real estate investors rather than traditional borrowers. Leadership includes President Rob Barney, who actively participates in real estate investor conferences and community events across Texas.
DHLC offers specialized financing for real estate investors including purchase/rehab loans with no minimum down payment and up to 80% loan-to-after-repaired-value ratios, residential investment loans, commercial and multi-family loans, and long-term rental property financing. Rates start as low as 8.5%, and the company advertises fast closings with no prepayment penalties. They operate as a direct lender, meaning borrowers work directly with the company rather than through brokers.
The company distinguishes itself through local presence and direct lending relationships across five Texas metro areas: Dallas, Fort Worth, Austin, Houston, and San Antonio. DHLC emphasizes reputation and reliability, with messaging centered on "actually doing what we say we will do." Leadership regularly presents at real estate investor conferences, positioning the company as an educator in the hard money space and warning investors about common pitfalls like bait-and-switch tactics from less reputable lenders.
As a hard money lender, DHLC targets experienced real estate investors with concrete deals, not traditional consumers seeking personal credit. The business model inherently involves higher rates and shorter loan terms than conventional mortgages, reflecting the higher risk profile and faster funding timelines that characterize hard money lending. Borrowers should understand this is specialized commercial real estate financing, not a consumer loan product.
Yes. DHLC Investments, Inc. is a registered company headquartered in 4300 N Central Expy #400, Dallas, TX 75206. They hold a NR rating with the Better Business Bureau.
CreditDoc Diagnosis
DHLC Investments is best for real estate investors with concrete deals who need fast capital and are willing to pay hard money rates in exchange for speed, flexibility, and simplified underwriting. The critical caveat is geographic limitation to Texas and specialization in investment real estate only; consumers seeking personal loans, home purchase mortgages, or small business financing should look elsewhere.
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Read guide →New to credit and lending? Here are the key terms used on this page, explained in plain language with real-number examples.
The total yearly cost of borrowing money, including the interest rate plus any fees the lender charges. Think of it as the 'true price tag' on a loan.
Lenders must show APR by law (Truth in Lending Act) because the interest rate alone can hide fees. Comparing APR across lenders is the most reliable way to find the cheapest loan.
Example
You borrow $10,000 at 6% interest for 3 years, but there's a $300 origination fee. The interest rate is 6%, but the APR is 6.9% because it includes that fee. You'd pay $304/month and $946 total in interest.
The percentage a lender charges you for borrowing their money, calculated on the amount you still owe. It's the lender's profit for taking the risk of lending to you.
Even a 1% difference in interest rate can cost you thousands over a loan's life. Lower rates mean less money out of your pocket.
Example
On a $20,000 car loan for 5 years: at 5% you pay $2,645 in interest. At 8% you pay $4,332. That 3% difference costs you $1,687 extra.
The original amount of money you borrowed, before any interest or fees are added. It's the 'real' amount of your debt.
Your interest is calculated on the principal. Paying extra toward principal (not just interest) is the fastest way to reduce your total cost and pay off a loan early.
Example
You borrow $25,000 for a car. That $25,000 is your principal. Your first payment of $450 might split as $150 toward interest and $300 toward principal, bringing your balance to $24,700.
How long you have to repay the loan, measured in months or years. A shorter term means higher monthly payments but less total interest paid.
Longer terms feel more affordable monthly but cost much more overall. A 30-year mortgage costs almost double in interest compared to a 15-year mortgage on the same amount.
Example
Borrowing $200,000 at 6.5%: A 15-year term costs $1,742/month ($113,561 total interest). A 30-year term costs $1,264/month ($255,088 total interest). You save $141,527 with the shorter term.
A one-time fee the lender charges to process and set up your loan. It covers their costs for underwriting, verifying your information, and preparing paperwork.
Origination fees are usually 1-8% of the loan amount and are often deducted from your loan proceeds — so you receive less than you borrowed.
Example
You're approved for a $10,000 personal loan with a 5% origination fee. The lender deducts $500 upfront, so you receive $9,500 in your bank account but owe $10,000 plus interest.
A person who agrees to repay your loan if you can't. They're equally responsible for the debt, and their credit is affected by your payment behavior.
Cosigning helps people with thin credit get approved or get better rates. But it's a huge risk for the cosigner — they're on the hook for the full amount if you default.
Example
A parent cosigns their child's $30,000 student loan. The child stops paying after 6 months. The parent is now legally required to make the payments or face collections, lawsuits, and credit damage.
The process where a lender evaluates your finances — income, debts, credit history, assets — to decide whether to approve your loan and at what rate.
Understanding what underwriters look for helps you prepare a stronger application. They check your DTI ratio, employment stability, credit score, and the asset's value.
Example
You apply for a mortgage. The underwriter reviews your pay stubs (income), bank statements (savings), credit report (history), and orders an appraisal (home value). This takes 2-4 weeks.
Want to learn more? Read our Financial Wellness Guides for in-depth explanations and practical advice.
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