Colorado DSCR & Hard Money Loan Fees, Explained
The short answer
My broker fee is 1 to 1.5 points: 1% to 1.5% of your loan amount. No minimum.
On a $300,000 loan, that's $3,000 to $4,500. It's paid at closing and shows up on your written fee sheet and your closing statement. Nothing is hidden inside the rate.
My three promises
Written fee sheet before you pay anything. Before you pay for an appraisal or anything else, you get every cost in writing: my fee, the lender's fees, the appraisal, and title. No new fees the day before closing.
Free deal pre-check. Before any appraisal is ordered, I check your rent, DSCR, HOA and comps against the lender's rules. If your deal doesn't fit, I tell you before you've spent money.
One contact, start to finish. You work with me, Dan, from the first call to closing. You won't get passed from rep to rep.
Every cost you might see on an investor loan
Paid to HiFLO
Broker fee: 1 to 1.5 points, paid at closing.
Paid to the lender
Origination points: set by the lender and shown on your fee sheet.
Underwriting, processing, or doc fees: flat lender fees. I list each one by name and amount.
Rate lock: some lenders charge to hold your rate.
Paid to others
Appraisal: usually paid up front and usually not refunded if the loan doesn't close. That's why I do the free pre-check first.
Title, escrow, and recording: paid to the title company and the county.
Insurance and tax escrows: some loans collect a few months of insurance and property taxes up front.
Costs that show up later
Prepayment penalty: most DSCR loans charge a fee if you sell or refinance in the first few years. A common setup is "5-4-3-2-1," meaning 5% of the balance in year 1, 4% in year 2, and so on. I'll show you the penalty before you choose a loan and match it to your plan.
Bridge loan extras: fix-and-flip and construction loans can have draw, inspection, or extension fees. They'll be on your fee sheet.
Why I do it this way
The most common complaint investors share about lenders and brokers is surprise fees that show up right before closing. A good deal shouldn't come with a bad surprise. Seeing every number up front lets you compare offers and decide with clear eyes.
Common questions
Is using a broker more expensive than going straight to a lender?
Not always. You'll see my fee in writing, so you can compare my quote side by side with any direct lender quote.
Do you charge anything if my loan doesn't close?
My broker fee is paid at closing. Some third-party costs, like an appraisal, may be paid up front. You'll know about those before you pay them.
Can I get a fee sheet before I commit?
Yes. Call me at (970) 680-0246 or schedule a call, and I'll walk you through the numbers for your deal.