Investor Loan Source was created by a partnership between Tom Berry and Donald Sutton in 2015. Since origination, they have strived to provide unique and custom products to fellow investors that aren't available or underserved in the marketplace. Vowing to be different from other hard money lenders, Investor Loan Source does not rely on bank money. This allows more freedom in the underwriting process and allows for the variety of loan options we offer today. In addition to our lending side Investor Loan Source also offers multiple investment opportunities for Investors looking to place money. We offer the purchase of performing short or long-term notes, a private equity fund, and ways to grow your IRA account. As our company pays close attention to the market cycles we are ever-changing, so keep in touch and start growing your long-term wealth - today!

Need funding for your deals? Our process is unique, as we place more emphasis on the hard asset and value of the collateral (property) and less on the borrower. We offer a variety of loan products to choose from. Tiered short-term fix and flip products for every investor. Long-term products like our 5 year, 20 year, 30 year and 30 year plus! We also provide our cutting-edge owner finance loan option, our wrapable loan product. In addition to all these single family options, we also provide land and commercial loans nationwide!

Visit to learn more.

Investing in real estate can prove to be a very lucrative opportunity. Here at ILS, we provide multiple avenues to invest. Grow your IRA by investing in our Private Equity Fund or borrow in your IRA for real estate purchases. Purchase short or long-term notes backed by Texas real estate & more. Choose between semi-passive or passive investments and start growing your wealth today.  

Interested in learning more? Visit our investment website.

Our process is unique, as we place more emphasis on the hard asset and value of the collateral (property), and less on the borrower. Your customer experience matters to us. This is why our loan products were created to meet the needs of today’s investor, why our office staff is reliable and highly trained, and why we have simplified a typically arduous process.

  • No credit score
  • No income requirements
  • No credit reserves
  • Easy online application
  • Quick closings
  • Here for you

No Hidden Fees • No Surprises At Closing • Expert Advice • Professional Team


Our Skills & Expertise

Donald Sutton (Left) has spent over 20 years in hard money and asset-based lending, starting with personal real estate investing in single-family rentals and mobile home parks. After self- directing his IRA, he expanded to the Houston market, lending on single-family rentals and apartments. He began lending as an alternative to the stock market - to get a consistent rate of return on investments for his entire family. His passion is to help people learn about building wealth with their IRA Funds.

Tom Berry (Right) is an established, seasoned real estate investor and teacher in the greater Houston Area. He started out in real estate by purchasing properties in 2008. Over the next decade, Tom raised over 18 million dollars for the acquisition of real estate assets. Over 70% of that amount was from self-directed IRA clients. Some of the real estate assets include; single-family, multi-family, single-tenant commercial, office, mobile home park, and self-storage facilities. Tom is dedicated to assisting fellow real estate investors to pursue their dreams of financial freedom and building long-term wealth.