Fix and Flip Loans

A fix and flip loan is a short-term, asset-based real estate loan that finances the purchase price and the rehab budget of an investment property in a single facility. Instead of underwriting your personal income, tax returns, or debt-to-income ratio, we qualify the deal itself: the purchase price, your scope of work, and the after-repair value (ARV) of the finished property.

Because the loan is secured by the property and built around a short project timeline, it closes far faster than a bank mortgage – as little as 5 days – and it is interest-only during the flip. Rehab funds are released in draws as work is completed and inspected, which keeps your project funded from acquisition through resale or refinance. It is a business-purpose loan for non-owner-occupied investment properties, used by experienced investors and first-time flippers alike.

We lend up to 95% of total project cost (LTC), up to 90% of the purchase price, and up to 100% of the rehab budget, capped at 75% of the after-repair value (ARV). Your loan amount is the lowest of those limits, which keeps leverage tied to the real value of the finished project. Rates start at 7.875% with 1-3 points, on 12-18 month interest-only terms with extension options.

Here is an example: on a $250,000 purchase with a $60,000 rehab and a $400,000 ARV, total cost is $310,000. 95% of cost is $294,500, 75% of ARV is $300,000, and 90% of purchase plus 100% of rehab is $285,000 – so the maximum loan is $285,000, leaving roughly $25,000 of your own cash before points and closing costs. Use the calculator above to run your own numbers. Final leverage depends on your experience, credit profile, and the strength of the deal.

We can fund as fast as 5 days once title and the as-is / ARV valuation are in, compared with 30-60 days for a typical bank loan. That speed matters in competitive markets, at auctions, and on off-market deals where sellers favor buyers who can close quickly.

Timing depends on how fast the file comes together. A same-day term sheet lets you make offers with confidence, and the fastest closings happen when you provide the purchase contract, scope of work, entity documents, and proof of funds up front and the title company and appraiser are scheduled early. After closing, rehab funds are released in draws as inspections confirm completed work, so your contractors keep moving without waiting on a bank.

No tax returns, W-2s, or income verification are required – fix and flip financing is asset-based, so the deal drives the decision rather than your paycheck. That makes it a strong fit for self-employed investors, borrowers with complex tax returns, and investors who already carry other mortgages.

We are deal-first: a 620+ FICO is typical, and exceptions are considered when the project is strong. Experience matters mainly for leverage – first-time flippers are welcome, while experienced investors can qualify for higher leverage. You can close in your own name or in an LLC or other entity, and foreign nationals are eligible.

Fix and flip financing covers a wide range of business-purpose projects: cosmetic rehabs, full gut rehabs with structural and system work, and value-add multifamily repositions of 2-150 units. It also works for rehab-to-rent (BRRRR) projects, where you renovate now and refinance into a long-term rental loan later.

Experienced investors can use it for portfolio flips with multiple simultaneous projects, and it can be used for cash-out and auction purchases when you need proof of funds and a fast closing. Whatever the project, the loan is for non-owner-occupied investment property and is not available for primary residences.

We finance single-family homes, 2-150 unit and multifamily properties, mixed-use buildings, condos, townhomes, light industrial, and small commercial properties. If your deal is a residential, multi-family, or light commercial rehab, it is likely a fit.

We lend nationwide across all 50 states, so you can work with one lender as you expand into new markets. Select your state in the list above to see local fix and flip loan information. At the end of the project you can sell the property, or refinance in-house to a 30-40 year DSCR loan if you plan to hold it as a rental.

Purchase funds are provided at closing, and the rehab budget is held back and released in draws as work is completed. You submit a draw request showing the work finished so far, an inspection confirms the progress, and funds are then released for that stage of the project.

Because draws are inspection-based, a clear scope of work and a realistic budget keep them moving quickly. You can finance up to 100% of the rehab budget, subject to the loan limits, so keep contractor invoices and progress photos organized to speed each release.

The two most common exits are selling the finished property (the classic flip) or refinancing it. If you sell, the loan is repaid from the sale proceeds at closing, and your profit is what remains after the payoff, selling costs, and your carrying costs.

If you plan to keep the property as a rental (BRRRR), we can refinance you in-house into a 30-40 year DSCR loan that qualifies on rental cash flow instead of your income. Terms are 12-18 months interest-only with extension options, so choose a realistic timeline for your rehab and resale, and talk to us early if you think you will need more time.