Flip financing for one of the last truly affordable investor markets: up to 95% of purchase and 100% of rehab (or 90% purchase and 100% construction), to 75% of ARV, with fast draws across Philadelphia, Pittsburgh and the Lehigh Valley.
A fix and flip loan is short-term project financing for a buy-renovate-sell deal. Rather than your income, we underwrite the business plan – what you pay, what the rehab costs, and the after-repair value (ARV). Pennsylvania is one of the last states with real cities where deals close under $150,000 at real volume. The statewide median runs $300,000-$339,000, Philadelphia sits near $300,000 (selling in ~47 days) and Pittsburgh around $270,000 – low entry against a deep stock of older rowhomes and duplexes.
The model keeps your own capital small and your Pennsylvania flip velocity high, so you can run several projects a season and exit cleanly with a sale or a refinance into a rental.
After-repair value – your finished, sold price. Every loan dollar is sized against it.
The ceiling: total loan generally stays within 75% of ARV, leaving room for profit.
Your renovation budget – funded 100% and reimbursed in draws as work is completed.
Holding costs – interest, insurance, taxes, utilities – every month until you sell.
| Purchase financing | Up to 95% of purchase (LTC), or 90% of purchase plus 100% of construction on fix & flip, fix-to-rent or value-add projects |
|---|---|
| Rehab financing | 100% of the renovation budget, released in draws |
| Total loan vs. ARV | Generally held within 75% of the after-repair value |
| Refinance / cash-out | Refinance up to 90% LTV; cash-out up to 75% |
| Rate & payments | From 9.99%, interest-only during the flip |
| Term | 12-24 or 12-36 months; extensions available; no prepayment penalty |
| Credit / docs | 620+; no income or W-2 documentation on investment properties |
| Exit | Sell the finished home, or refinance into a 30-year DSCR rental |
Target under-market Pennsylvania homes where comps support your ARV and end-user demand is real.
Close in as fast as 5 days with 95% of purchase and 100% of rehab committed – or 90% of purchase and 100% of construction on fix and flip, fix-to-rent or value-add projects.
Draw your rehab budget in stages as work passes inspection, so you front far less and keep the crew moving.
List and sell into Pennsylvania demand, or refinance into a 30-year DSCR loan and keep it as a rental.
A representative Pennsylvania project funded with 95% of purchase and 100% of rehab, underwritten within 75% of ARV:
| Purchase price | $180,000 |
|---|---|
| Loan at 95% of purchase | $226,000 · your money in: $9,000 |
| Rehab budget (100% funded, by draw) | $55,000 |
| After-repair value (ARV) | $310,000 · total loan is 73% of ARV |
| Interest (10.5% IO, ~6-month flip) | − $11,865 |
| Points & closing (est.) | − $8,520 |
| Sale costs (~6.5% of ARV) | − $20,150 |
| Estimated net profit | ≈ $38,465 |
| Cash in the deal | ≈ $17,520 |
Illustrative for 2026, not a guarantee or an offer. Figures vary by property, market and experience. High leverage magnifies gains and losses. Business-purpose only. Consult your CPA. Equal Housing Lender.
Assumes 95% of purchase + 100% rehab, 2 points, ~$4,000 closing/reserves and 6.5% sale costs. Estimate only.
| Market | Why flippers target it |
|---|---|
| Philadelphia | Rowhome value and a growing life-sciences economy. |
| Pittsburgh | Affordable duplexes and a robotics/eds-and-meds base. |
| Allentown / Lehigh Valley | Booming logistics corridor and population growth. |
| Harrisburg | Government and healthcare anchor steady demand. |
| Erie | Among Pennsylvania’s cheapest metros; high yields. |
| City | Why it ranks for 2026-2027 returns |
|---|---|
| Philadelphia | Rowhome value-add with deep buyer demand. |
| Pittsburgh | Affordable duplexes and robotics-driven demand. |
| Erie | Deep affordability for high cash-on-cash. |
| Scranton | Sub-$150K deals at real transaction volume. |
| Allentown | Logistics-driven workforce-housing demand. |
Pennsylvania’s 2027-2028 corridors: the Lehigh Valley logistics boom, Pittsburgh’s robotics and AI cluster (Carnegie Mellon spinouts), Philadelphia’s cell-and-gene therapy and life sciences, and the Shell petrochemical complex in Beaver County.
Buying near these job engines now positions your exit into the demand they create – Fund a Pennsylvania flip near the growth →
95% of purchase + 100% rehab; 12-24 or 12-36 month interest-only.
Larger renovation budgets funded in structured draws for down-to-studs projects.
90% of purchase plus 100% of construction for Pennsylvania infill and spec builds.
Flip, then refinance into a 30-year DSCR loan and keep the cash-flowing rental.
Refinance up to 90% LTV or cash out up to 75% to fund the next deal.
Scale several Pennsylvania flips at once with repeatable, deal-by-deal funding.
We fund flips in every Pennsylvania market. Don’t see your city? Send us the deal and we’ll price it.
Up to 95% of the purchase price plus 100% of the renovation – or 90% of the purchase and 100% of the construction on fix and flip, fix-to-rent or value-add projects – with the total loan generally within 75% of the after-repair value.
In draws. You fund the work, then we reimburse each stage as it is completed and inspected, keeping your out-of-pocket low.
12-24 or 12-36 month interest-only, with extensions available and no prepayment penalty. Refinances go up to 90% LTV and cash-out to 75%.
From comparable sales of similar recently renovated homes near your project, supported by an appraisal.
620+ credit and no income or W-2 documentation on investment properties – we underwrite the deal, so first-time and foreign-national flippers are welcome.
As fast as 5 days on a clean file, because we qualify the project rather than your income.
Refinance the finished home into a 30-year DSCR loan with us – the BRRRR exit is built in from day one.
Send us the purchase price, rehab budget and ARV and get real terms fast – no income docs, no hard credit pull to quote. Business-purpose investor financing from $75,000 to $20 million+, first-time and foreign-national flippers welcome.
Pennsylvania’s affordability and job-diversifying corridors make 2027-2028 a strong value-add window. Buy cheap in Philadelphia neighborhoods, Pittsburgh and the growth corridors and exit into steady demand.
Market and profit figures are third-party estimates for 2026-2028, vary by source and submarket, and are not guarantees.
Pennsylvania fix & flip rates, advances, ARVs and terms shown are illustrative for 2026, subject to change, and depend on the property, credit, experience and program. Business-purpose, non-owner-occupied investment properties only. Not a commitment to lend. Equal Housing Lender.
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