Intrust Funding
Your Local Hard Money LenderOur lending principles and processes consistently secure maximum value in real estate financing. We break the mold, funding investment loans in just 48 hours and advancing first draws at closing, and we cut through the clutter, discarding the need for inspections and appraisals.
Our lending principles and processes consistently secure maximum value in real estate financing. We break the mold, funding investment loans in just 48 hours and advancing first draws at closing, and we cut through the clutter, discarding the need for inspections and appraisals.
Hard Money Loans for Washington Investors—Fast, Local, Reliable.
Fix & Flip, BRRRR, and Buy-&-Hold financing across Washington State.
Welcome to Intrust Funding, where providing Washington hard money loans for real estate investors is not just a business, it is a passion. Founded in 2009 by Will Heaton, James Dainard, and Mark Cairns, we serve investors from Seattle’s vibrant cityscape to Spokane’s tranquil suburbs. We are known by real estate investors for our hard money loans. Our team specializes in Washington hard money loans for real estate investors who need fast, reliable financing for flips, rentals, and bridge scenarios.
All financing is business-purpose for real estate investors.
Loan Programs for Washington Investors
Standard Loan
| Pays for Acquisition of Investment Property For residential, small multi-family, and small commercial. A real estate standard loan is a private financing option to help borrowers purchase or refinance residential or commercial properties. These loans typically require a down payment, have fixed or variable interest rates, and involve a predetermined repayment schedule, often secured by the property itself. Down: 15% – 20% of purchase price. *No Inspections or Appraisals Required |  |
Rehab Loan
| Covers cost of Acquisition and Rehab For residential, small multi-family, and small commercial. A real estate rehab loan is a private financing option to help borrowers purchase or refinance residential or commercial properties. These loans typically require a down payment, have fixed or variable interest rates, and involve a predetermined repayment schedule, often secured by the property itself. Down: 15% – 20% of purchase price. *No Inspections or Appraisals Required | |
Loan Programs for Washington Investors
Standard Loans
Pays for Acquisition of Investment Property
For residential, small multi-family, and small commercial.
A real estate standard loan is a private financing option to help borrowers purchase or refinance residential or commercial properties. These loans typically require a down payment, have fixed or variable interest rates, and involve a predetermined repayment schedule, often secured by the property itself.
Down: 15% – 20% of purchase price.
Interest Rate: 12% Annually
*No Inspections or Appraisals Required
*Draws within 24-72 Hours
Rehab Loans
Covers cost of Acquisition and Rehab
For residential, small multi-family, and small commercial.
A real estate rehab loan is a private financing option to help borrowers purchase or refinance residential or commercial properties. These loans typically require a down payment, have fixed or variable interest rates, and involve a predetermined repayment schedule, often secured by the property itself.
Down: 15% – 20% of purchase price.
Interest Rate: 12% Annually
*No Inspections or Appraisals Required
*Draws within 24-72 Hours
Funded 2,380 SFR flips | Average ARV $1,276,952 | Default rate <0.67%
From Offer to Funding in 5 Steps
Areas Served
We lend across Washington. Every county. Every city. Local underwriting and fast closings wherever your deal is.
Eligible Property Types
We provide short term investment property funding. Call us at 425-272-9881 for more details.
How Our Draws Work
Because we don’t require inspections, we can get you your draw within 24 hours of approval. The average lender requires inspections, which means you have to wait 7-10 days for each draw you request. For projects with an average of 6 draws, that means you’ll have to factor in about 2 months of waiting time to complete your project.
Typical Fees & Third-Party Costs
Liquidity/Experience Requirements
Liquidity:
Every borrower must have a minimum of 15% covering the downpayment for the loan. Liquidity requirements could increase, depending on the credit quality of the borrower.
Experience requirements:
Intrust is essentially an asset-based lender, but depending on the complexity of a particular deal; experience and background could come into consideration. We always ask borrowers if they’ve completed any recent flip projects.
Can I Finance Owner-Occupied
NO. We only provide funding for investment properties.
Local Advantage You Can Feel at Closing
Intrust Funding provides fast, direct financing for Washington investors — from Seattle, Tacoma, and Everett to Spokane, Tri-Cities, Vancouver, and beyond. As a local lender, we make quick decisions backed by in-house underwriting, same-day term sheets, and predictable draw funding.
Our hard money loans close in as fast as 48 hours using internal valuations — no appraisals, no broker maze, no red tape. Every loan is powered by direct capital and supported by real people you can reach when you need them.
Meet your local loan advisor! Call 425.272.9881 weekdays, 9am–5pm, to connect with a member of our team or get pre-approved today.
Testimonials & Education
What's Happening
Recently Funded Featured Properties
Auburn, WA | Hard Money Loan $260,100
Dayton, WA | Hard Money Loan $145,656
Seattle, WA | Hard Money Loan $620,125
Ronald, WA | Hard Money Loan $201,750
Tacoma, WA | Hard Money Loan $360,672
Our Management Team
Will Heaton - Managing Principal
With over 20 year’s experience in renovation, financing and construction management for multifamily and residential real estate, Will is responsible for investor relations, underwriting and business development. He has been recognized by the Master Builders Association and Built Green for his work with LimeLite Development and Infinity Property Management as well as establishing Intrust Funding as an industry leader with annual awards from Inc. 5000’s Fastest Growing Private Companies in America and both Puget Sound Business Journal’s list of 100 Fastest Growing Private Companies and Eastside’s 50 Fastest Growing Private Companies in Washington State. Will continues to offer his value-added approach through publicized articles and educational lectures for local real estate investors. He is an enthusiastic, active member of the King County community and enjoys classic cars, offroad racing, boating, and adventures with his children.
James Dainard - Managing Principal
As a seasoned real estate investor, James leads the development and execution of corporate strategies, marketing, and property acquisitions at Heaton Dainard Real Estate. His decade of experience investing in multi-family and single-family units in the Puget Sound region has guided Heaton Dainard to more than $1 billion in sales volume. James continues to be recognized as an industry leader by Inc. 5000’s Fastest Growing Companies in America (since 2015) and both Puget Sound Business Journal’s Top 100 Fastest Growing Private Companies and Eastside’s 50 Fastest Growing Private Companies (since 2013). In 2017, he was honored with Washington’s Top 40 under 40 for his business acumen and contributions to the local community. James is a graduate of the University of Washington’s Foster School of Business with a focus in finance and marketing. He is an avid Seahawks fan and enjoys spending time with his family.
Mark Cairns - Managing Pricipal
With a distinguished background in business development, construction, and commercial and residential real estate investing, Mark leads strategic planning and investor relations at Intrust Funding. His entrepreneurial track record includes co-owning SuperFloors, a flooring and interior finishes company, where he was instrumental in scaling operations from $5 million in annual revenue at a single location to over $100 million across 15 locations. Following the company’s acquisition by a private equity firm in 2005, Mark applied his operational insight and financial discipline to real estate ventures throughout the Pacific Northwest. A graduate of the University of Washington’s Foster School of Business, he brings a results-driven, growth-focused perspective to the Intrust Funding leadership team. Outside of work, Mark enjoys hiking, paddle boarding, and playing soccer. He and his wife are proud parents to two adult sons.
Amanda Hewitt - Director of Operations
Unlike lenders that outsource servicing, we handle everything in-house – payments, draws, and payoffs – so our borrowers always work directly with the same knowledgeable team that originated their loan. This continuity builds trust and ensures a smooth experience from start to finish. Intrust Funding is also an incredible place to work. Our culture is laid-back, fun, and team-oriented, and it shows in how we serve our clients. We’re a tight-knit group that genuinely cares about each other, and about helping our borrowers succeed.
At Intrust Funding, we’re not just funding projects, we’re building partnerships!
Will Heaton - Managing Principal
With over 20 year’s experience in renovation, financing and construction management for multifamily and residential real estate, Will is responsible for investor relations, underwriting and business development. He has been recognized by the Master Builders Association and Built Green for his work with LimeLite Development and Infinity Property Management as well as establishing Intrust Funding as an industry leader with annual awards from Inc. 5000’s Fastest Growing Private Companies in America and both Puget Sound Business Journal’s list of 100 Fastest Growing Private Companies and Eastside’s 50 Fastest Growing Private Companies in Washington State.
James Dainard - Managing Principal
As a seasoned real estate investor, James leads the development and execution of corporate strategies, marketing, and property acquisitions at Heaton Dainard Real Estate. His decade of experience investing in multi-family and single-family units in the Puget Sound region has guided Heaton Dainard to more than $1 billion in sales volume. James continues to be recognized as an industry leader by Inc. 5000’s Fastest Growing Companies in America (since 2015) and both Puget Sound Business Journal’s Top 100 Fastest Growing Private Companies and Eastside’s 50 Fastest Growing Private Companies (since 2013). In 2017, he was honored with Washington’s Top 40 under 40 for his business acumen and contributions to the local community.
Mark Cairns - Managing Pricipal
With a distinguished background in business development, construction, and commercial and residential real estate investing, Mark leads strategic planning and investor relations at Intrust Funding. His entrepreneurial track record includes co-owning SuperFloors, a flooring and interior finishes company, where he was instrumental in scaling operations from $5 million in annual revenue at a single location to over $100 million across 15 locations. Following the company’s acquisition by a private equity firm in 2005, Mark applied his operational insight and financial discipline to real estate ventures throughout the Pacific Northwest.
Amanda Hewitt - Director of Operations
Real estate investors trust Intrust Funding to do what others can’t, consistently fund and close faster than anyone else in the industry. We know timing is everything, so our process is designed for speed, efficiency, and reliability. In addition to our quick funding turnaround, we release the first construction draw at closing, giving our borrowers immediate access to capital so they can hit the ground running. Our no-inspection draw process means subsequent draws are approved quickly and seamlessly, saving borrowers valuable time and hassle.
Unlike lenders that outsource servicing, we handle everything in-house – payments, draws, and payoffs – so our borrowers always work directly with the same knowledgeable team that originated their loan.
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