Close in 7–14 Days · No Tax Returns · First-Time Investors Welcome

Fix and Flip Loans for real estate investors.

Asset-based financing built for speed. Up to 90% of the purchase price and 100% of renovation costs. No W2s, no tax returns, no DTI. If the deal makes sense, we fund it. Pre-approval in minutes.

Get Pre-Approved in 60 Seconds →Call (908) 220-6404

90%

Of purchase

100%

Rehab costs

7–14

Days to close

600+

Min. credit

All 50

States

Loan Terms at a Glance

Built for the way flippers actually work.

Unlike conventional financing that's designed for homeowners with W2 jobs, fix and flip loans are structured around the investment — the property's value, the renovation plan, and the exit. Your tax return is irrelevant. The deal is what matters.

Loan to purchase

Up to 90%

of purchase price

Rehab financing

Up to 100%

of renovation costs

Loan to ARV

Up to 75%

after-repair value

Rates from

9.99%

interest only

Loan terms

6–24 mo

extensions available

Close time

7–14 days

from application

Min. credit score

600+

640+ for best terms

Loan amounts

$75K–$5M

SFR, multi, mixed-use

Why Fix and Flip Loans Beat Conventional Financing

Good deals don't wait 45 days for a bank.

The best fix and flip properties are distressed, off-market, and need to close fast. Sellers of distressed properties want certainty and speed — not a buyer who needs 45 days and might get denied anyway because their tax returns show too many write-offs. A fix and flip loan lets you act like a cash buyer.

What you get

✓Close in 7–14 days — compete with cash buyers
✓No tax returns, W2s, or personal income verification
✓No DTI calculation — the deal qualifies, not you
✓Interest-only payments during the renovation period
✓Renovation funds disbursed in draws as work is completed
✓Close in your LLC for liability protection
✓First-time investors welcome — strong deal matters most
✓Scale multiple projects simultaneously — no per-borrower cap
✓Fix-to-rent available — refinance into DSCR after completion

What actually gets a fix and flip loan approved

We look at four things: the after-repair value (ARV) of the property, the loan-to-ARV ratio (we want to stay under 75%), your renovation budget and timeline, and your exit strategy — sale or refinance.

Your personal income, your employer, and your tax returns are not factors. Bring us a deal where the numbers work and we'll fund it.

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Understanding the Numbers

The 70% rule and ARV: how to know if your deal actually works.

Before applying for a fix and flip loan, every investor should run these two calculations. They tell you whether your deal is worth pursuing — and whether a lender will fund it.

The 70% rule — your maximum purchase price

Formula: ARV × 70% minus renovation costs = max offer price

Property ARV (after repairs): $350,000
× 70%: $245,000
Minus renovation budget: − $60,000
Max purchase price: $185,000

If you can buy at or below $185K, the deal has enough margin to cover loan costs, holding costs, closing costs, and profit.

How the loan is structured

Example: $185K purchase, $60K rehab, $350K ARV

Purchase price: $185,000
Loan (90% of purchase): $166,500
Rehab loan (100%): $60,000
Total loan: $226,500
Loan to ARV check: 64.7% ✓
Your cash in (10% + costs): ~$25,000

Sell at $340K (conservatively below ARV) and net $80,000+ profit after loan payoff and costs. That's the model.

Credit Score and Leverage

First-time investors welcome. Better credit = better leverage.

Fix and flip loans are asset-based — but credit still matters because it affects how much leverage you can access and your rate. Here's how the tiers work.

600–639

Qualifies

25% down on purchase. Higher rate. Strong deal required.

640–679

Good

20–25% down. Standard terms. Most deals work.

680–719

Strong

20% down. Better rates. Faster approvals.

720–739

Very strong

15–20% down. Near-best terms. Low friction.

740+

Best tier

10% down possible. Best rates. Max leverage.

First-time investor? Here's what matters most.

Your first flip doesn't require a track record. What it requires is a strong deal — conservative ARV, realistic renovation budget, clear exit strategy, and adequate reserves (typically 5–10% of project cost). Start with a cosmetic rehab rather than a structural project. Budget a 15–20% contingency for surprises. Have a licensed contractor ready with written estimates. Those four things get first-time investors approved more reliably than anything else.

Beyond the Flip

Fix-to-rent and BRRRR: when you want to keep the property.

Not every rehab ends in a sale. Some of the best investment strategies involve renovating a property and refinancing into a long-term rental hold — building equity and cash flow simultaneously. We handle both phases.

The fix-to-rent strategy

Acquire a distressed property using a fix and flip loan. Complete the renovation. Instead of selling, refinance into a long-term DSCR rental loan once the property is stabilized and leased. Your interest-only flip loan converts to a 30-year fixed DSCR loan — significantly lower rate, no balloon payment, long-term cash flow. We originate both the flip loan and the DSCR refinance, which means one relationship handles your entire strategy from acquisition through long-term hold.

The BRRRR method

Buy, Rehab, Rent, Refinance, Repeat. The BRRRR strategy uses the same fix-to-rent approach but with a specific goal: pulling out as much of your original capital as possible on the refinance so you can deploy it into the next acquisition. A well-executed BRRRR allows you to recycle the same capital across multiple properties, building a portfolio with substantially less total cash invested than a conventional buy-and-hold approach. The key is buying correctly — the 70% rule discipline on acquisition is what makes BRRRR math work on the back end.

How the numbers work on a fix-to-rent

You acquire at $150,000, put in $40,000 of rehab, and the stabilized ARV is $240,000 with a market rent of $1,800/month. After renovation you refinance at 75% LTV into a DSCR loan — $180,000 loan. Your total investment was $190,000 (purchase + rehab + costs). You pulled out $180,000 on the refinance, leaving $10,000 of net equity deployed — and you still own a cash-flowing rental. That's the BRRRR model in action. We've structured hundreds of these transactions and can walk you through the math on your specific deal.

The Process

From deal to funded in 7–14 days.

Submit your deal

Property address, purchase price, estimated ARV, renovation scope. 60 seconds. No hard credit pull.

Term sheet in 24 hrs

We review the deal, run the ARV analysis, and send you a written term sheet with rate, leverage, and draw schedule.

Appraisal ordered

We order an as-is and ARV appraisal. Most come back in 5–7 days.

Underwriting

We verify the deal math, review contractor estimates, confirm entity docs if buying in LLC. Typically 3–5 days.

Close and fund

Title, closing docs, funding. Renovation draws released as work is completed and verified. Sell or refinance at exit.

Complete 2026 Guide

Fix and Flip Loans: The 2026 Investor Guide

Fix and flip investing — buying distressed properties, renovating them, and selling at a profit — remains one of the most active real estate investment strategies in the country. The financing that makes it possible is the fix and flip loan, also called a hard money loan or rehab loan. Understanding how these loans work, what lenders actually look for, and how to structure a deal correctly is what separates investors who close consistently from those who struggle to get funded.

What Is a Fix and Flip Loan?

A fix and flip loan is a short-term, asset-based loan that provides financing for both the acquisition and renovation of an investment property. Unlike a conventional mortgage — which underwrites the borrower's income, employment, and credit history — a fix and flip loan underwrites the deal. The lender asks: what is this property worth today, what will it be worth after renovation, what does the renovation cost, and does the math produce enough margin for everyone to get paid. If the answer is yes, the loan gets funded. Your tax return is irrelevant.

How After-Repair Value (ARV) Drives Everything

ARV is the single most important number in fix and flip financing. It's the estimated market value of the property after all planned renovations are completed. Every other number in the deal — maximum purchase price, maximum loan amount, required down payment — is derived from the ARV. Lenders typically want the total loan (purchase plus rehab) to stay at or below 70–75% of ARV. That margin protects the lender if the project runs over budget or the market moves during renovation. It also ensures the investor has real profit potential at exit.

Getting the ARV right is the most critical skill in fix and flip investing. Overestimating ARV is the most common reason flips go wrong. Use conservative comparable sales — properties that have actually sold, not listed, within the past 90 days, within a half mile, of similar size and condition after renovation. Have your lender's appraiser verify your numbers before you're committed to the deal.

Renovation Draw Schedules

Renovation funds are not disbursed as a lump sum at closing. They're released in draws as work is completed — typically three to five draws over the course of the project. Before each draw is released, a draw inspector visits the property to verify the work claimed has been completed satisfactorily. This protects both the lender and the investor by ensuring funds are only deployed for work actually done. Having an organized renovation timeline and contractor schedule significantly speeds up the draw process and keeps your project on track.

Exit Strategy: Why It Matters to Your Lender

Every fix and flip loan requires a clear exit strategy — how you plan to repay the loan at the end of the term. The two primary exits are sale (selling the renovated property on the open market) and refinance (converting into a long-term DSCR rental loan). Most fix and flip loans have terms of 6–24 months with interest-only payments, with a balloon payment due at maturity. Your lender needs to understand your exit before funding because that's how they get repaid. A realistic, time-bound exit strategy is required for any flip loan — particularly for first-time investors who don't yet have a track record of successful exits.

Fix and Flip Loans vs. Conventional Financing

Conventional lenders won't touch most fix and flip deals for three reasons. First, the properties are distressed — they don't meet conventional habitability standards and won't pass standard appraisals. Second, the holding period is too short — conventional mortgages are 30-year products; a 6-month flip doesn't fit. Third, the qualification requirements — W2 income, DTI limits, long processing times — all conflict with the speed and investor profile that fix and flip transactions require. Fix and flip hard money loans are specifically designed for this use case. They exist because conventional financing doesn't work for it.

Fix and Flip FAQ

Common Questions from Fix and Flip Investors

Yes — first-time investors can qualify. What matters most is the deal: conservative ARV, realistic renovation budget, adequate reserves, and a clear exit strategy. First-time investors typically need to put down 20–25% and benefit from starting with cosmetic rehabs rather than structural projects. A strong deal with a 740+ credit score can qualify for up to 90% of purchase price even on a first flip.

Have a deal? Let's talk.

Pre-approved in minutes. Funded in 7–14 days. No tax returns.

Tell us about your fix and flip deal. We'll run the ARV analysis and send you a written term sheet within 24 hours — no hard credit pull, no commitment, no fee.

Submit your deal →Call (908) 220-6404