Fix & Flip Loans
Hard Money for Real Estate Investors
Close fast on investment properties with fix and flip financing. We fund the purchase and renovation so you can focus on the work that builds your profit margin.
$75K - $5M
Loan Amount
Up to 90%
LTV
Up to 100%
Rehab Financing
6-18 months
Term Length
7-10 days
Closing Speed
Interest only
Payment Structure
Built for Flippers
Why Investors Choose Us.
We understand the fix and flip business because we work with investors every day.
Close in Days, Not Months
When a deal is on the table, you can't wait for bank approvals. We close fix and flip loans in as little as 7-10 business days so you never miss an opportunity.
Up to 90% LTV
We finance up to 90% of the purchase price and 100% of renovation costs for qualified borrowers. Put less money down and keep more capital for your next deal.
Interest-Only Payments
Pay only interest during the renovation period. Your full repayment comes when the property sells, keeping your monthly carrying costs low while you work.
Experienced Investor Support
Whether this is your first flip or your fiftieth, our team understands the business. We evaluate deals the way investors do, not the way banks do.
Deal to Close
How It Works.
Submit Your Deal
Send us the property details, purchase price, estimated rehab costs, and your projected ARV. We review deals quickly and give you an answer fast.
Get Your Term Sheet
If the deal works, we send you a clear term sheet with your loan amount, rate, points, and timeline. No guessing, no surprises.
Close and Fund
We order an appraisal, complete due diligence, and close the loan. Most fix and flip loans close within 7-10 business days of application.
Renovate and Sell
Complete your renovation with draws released as work is finished. When the property sells, you repay the loan and keep your profit.
Project Types
Types of Projects We Fund.
Fix and flip covers a wide range of investment strategies. Here are the most common project types we finance, though if your deal does not fit neatly into one of these categories, reach out anyway. We evaluate every project on its own merits.
Single-Family Residential Rehabs
The bread and butter of fix and flip investing. We fund cosmetic renovations, full gut rehabs, and everything in between on single-family homes. Whether you are updating kitchens and bathrooms or taking a property down to the studs, this is the most common project type we finance.
Multi-Family Conversions
Investors who convert single-family homes into duplexes, triplexes, or small multi-family units can access higher ARVs and stronger rental income. We finance the purchase and conversion costs, and we understand the zoning and permitting considerations that come with these projects.
New Construction on Infill Lots
If you have an empty lot in an established neighborhood, we can finance ground-up construction. Infill projects in desirable areas tend to appraise well, and we work with builders who have a track record of completing projects on time and within budget.
Distressed and REO Properties
Bank-owned properties, short sales, and distressed assets often require the fastest closings. Traditional lenders will not touch these deals, but we will. If the numbers work and the exit strategy is sound, we can get you to the closing table before the competition.
Estate Sales and Probate Properties
Properties coming out of probate often need significant work and sellers want a clean, fast close. We finance these acquisitions regularly and understand the unique title and timeline considerations involved in probate transactions.
Light Cosmetic Flips
Not every flip requires a full renovation. Sometimes a property just needs paint, flooring, landscaping, and updated fixtures to hit its ARV. We finance these lighter projects with smaller loan amounts and shorter timelines, often closing in under a week for experienced borrowers.
Investor Education
What Every Investor Should Know About Fix and Flip Financing.
How Lenders Calculate Your Loan Amount
Fix and flip loans are fundamentally different from traditional mortgages, and understanding those differences will save you time, money, and frustration. The most important concept to grasp is how lenders calculate your loan amount.
Traditional mortgages use LTV, which is the loan amount as a percentage of the purchase price. Fix and flip lenders use ARV, the after-repair value, which is what the property will appraise for once renovations are complete. This means your total loan amount (purchase price plus renovation costs) is measured against the finished value of the property, not what you paid for it.
A strong ARV supported by recent comparable sales in the neighborhood is the single most important factor in getting approved. If the comps support your projected value and the renovation budget is realistic, the deal will likely get funded. If the comps are weak or you are projecting an ARV that is above what the market supports, the loan will be harder to approve regardless of your experience level.
Understanding the Draw Schedule
Unlike a conventional loan where you receive all funds at closing, fix and flip loans release renovation funds in stages as work is completed. This is standard across the industry and exists to protect both the lender and the borrower.
After each phase of work is finished, you request a draw, an inspector verifies the completed work, and the funds are released. Most loans have three to five draws depending on the project scope. Experienced investors plan their cash flow around this schedule, making sure they have enough working capital to cover costs between draws.
It is also worth noting that draw inspections are not adversarial. The inspector is simply confirming that the work described in your scope of work has been completed to a reasonable standard. Having a detailed, well-organized scope of work from the beginning makes draw inspections faster and smoother for everyone involved.
Exit Strategy and Your Track Record
Your exit strategy matters just as much as the entry. Every fix and flip loan has a term, usually 6 to 18 months, and lenders want to know exactly how you plan to repay. The two most common exit strategies are:
- • Selling the renovated property on the open market
- • Refinancing into a long-term rental loan (the BRRRR method)
If your plan is to sell, the lender will look at days on market for comparable properties in the area to make sure your timeline is realistic. If your plan is to refinance and hold the property as a rental, the lender will want to see that the projected rental income supports the debt service on the permanent loan.
How Experience Affects Your Terms
How lenders evaluate you depends heavily on your track record. First-time investors are not disqualified, but they should expect lower leverage (meaning more cash out of pocket), slightly higher rates, and more scrutiny on the scope of work and contractor qualifications.
After completing two or three successful projects, most investors see a meaningful improvement in their terms. Many seasoned investors who have completed 10 or more flips qualify for the best rates and highest leverage we offer, sometimes with streamlined underwriting that speeds up the entire process.
Common Questions
Fix and Flip Loan FAQ.
LTV, or loan-to-value, is based on the current purchase price of the property. ARV, or after-repair value, is what the property will be worth after renovations are complete. Most fix and flip lenders, including us, underwrite based on ARV because it reflects the true potential of the deal. For example, if you are buying a property for $150,000 and the ARV is $250,000, we look at your total loan (purchase plus rehab) as a percentage of that $250,000 figure. A strong ARV with good comparable sales in the area is one of the most important factors in getting approved.
Once your loan closes, renovation funds are not disbursed all at once. Instead, they are released in draws as work is completed. You submit a draw request, we send an inspector to verify the work, and then the funds are released, usually within a few business days. This protects both the lender and the borrower by making sure money is only released for work that has actually been done. Most projects have three to five draws depending on the scope of the renovation.
Yes, but the terms will look different than what an experienced investor receives. First-time flippers typically qualify for lower leverage, meaning you will need to bring more cash to the deal. We may also require a larger reserve account and a more detailed scope of work. Many first-time investors partner with an experienced contractor or mentor, which strengthens the application. After you complete your first two or three successful projects, you will qualify for better rates and higher leverage on future deals.
The most common exit strategy is selling the property after renovation, which is the traditional flip model. We also accept refinancing into a long-term rental loan as an exit strategy, which is popular with investors who follow the BRRRR method (buy, rehab, rent, refinance, repeat). The key is having a clear, realistic plan for repaying the loan before the term expires. We will discuss your exit strategy during underwriting to make sure the timeline and numbers work.
Delays and cost overruns happen in construction, and we plan for them. We recommend that investors build a contingency of 10 to 15 percent into their renovation budget from the start. If you need additional time, loan extensions are available, typically in three-month increments, for a fee. If you need additional renovation funds beyond the original budget, we can discuss a loan modification, though approval depends on the updated numbers still making sense from an ARV and LTV perspective.
Fix and flip loans are asset-based, so we focus more on the deal than on your personal income. You will need the property address, purchase price, estimated renovation costs, a scope of work, and your projected ARV with supporting comparable sales. We also ask for proof of funds for your down payment, a personal financial statement, and your experience resume if you have completed previous projects. The process is much lighter on paperwork than a conventional mortgage.
Have a Deal Ready?
Submit your property details and get a term sheet fast. We close in as little as 7 days.
Submit Your Deal