Do I need to have flipped before?

It helps considerably. A first project usually means more money down and lower leverage, or bringing in a partner who has finished projects. We will tell you honestly whether the deal reads as fundable.

Is the renovation money available at closing?

Generally no. Rehab funds are released in draws as work is verified. Plan to carry the first stage yourself.

What if it does not sell in time?

Talk to the lender early, not late. Options usually include an extension or refinancing into a rental loan, both of which are easier to arrange before a term expires than after.

Fix & Flip Loans for Real Estate Investors

What a fix and flip loan actually covers

Most flip financing has two parts: money toward the purchase, and a renovation budget released in draws as work is completed and inspected. You are not handed the rehab money at closing, and that surprises first-time borrowers more than anything else about these loans. Plan your cash flow around reimbursement, not prepayment.

Purchase leverage

How much of the purchase price the lender will fund. This moves with your experience, the market, and how the numbers look against the after-repair value.

Renovation draws

Work gets done, an inspection or documentation confirms it, the draw is released. Budget for carrying the first stage yourself.

Term length

Commonly up to 24 months. Shorter than you think once permits, materials and a listing period are added up honestly.

What makes a flip file strong or weak

Lenders on this product are pricing two risks: that the renovation costs more or takes longer than you said, and that the finished house does not sell for what you claimed. Everything they ask for is aimed at one of those two.

A realistic after-repair value

Supported by comparable sales that a stranger would accept, not the best three sales in the zip code.

A scope of work that adds up

Line-itemed, with contingency. A budget with round numbers and no contingency reads as a guess.

A track record, or a partner with one

Completed projects are the single strongest thing a borrower brings. If this is your first, expect to put in more and borrow less.

An exit that is not only 'sell it'

Lenders like knowing what happens if it does not sell in time -- refinance into a rental, for instance.

Where flips go wrong after funding

The loan is rarely what fails. The schedule is. Permits arrive late, a structural problem appears behind a wall, or a contractor walks, and a 12-month term becomes tight. Build the delay into the plan before you sign rather than after.

Carrying cost is the silent killer

Every extra month is interest, utilities, insurance and taxes on a house earning nothing.

Draw timing mismatches

If your contractor expects payment before the draw clears, you are the bridge. Know that in advance.

What to have ready before you ask for terms

A flip enquiry moves fast when the numbers arrive with it. Lenders on this product are reading your scope and your comps first, so send those rather than a summary of your intentions.

The purchase contract or, if you already own it, what you paid and when.
A line-itemed scope of work with a contingency line, priced at today's material costs.
Three or four comparable finished sales supporting the after-repair value, with dates.
A schedule showing permit timing, trade sequence and a realistic listing date.
A list of projects you have finished, with addresses and rough numbers.
Proof of the funds you intend to put in, including the first stage of rehab carry.

Tell us about this deal

No fee to submit it, and no obligation once terms come back.

Questions investors ask about this product

Do I need to have flipped before?: It helps considerably. A first project usually means more money down and lower leverage, or bringing in a partner who has finished projects. We will tell you honestly whether the deal reads as fundable.
Is the renovation money available at closing?: Generally no. Rehab funds are released in draws as work is verified. Plan to carry the first stage yourself.
What if it does not sell in time?: Talk to the lender early, not late. Options usually include an extension or refinancing into a rental loan, both of which are easier to arrange before a term expires than after.

Before you apply

We are a connector, not the lender. We place your deal with private and hard money lenders who fund this profile; they underwrite it, approve it and set the terms. We will not quote a rate, points or leverage before a lender has read the file, and we do not use the word approved. If the deal does not fit private lending, we would rather tell you on the first call — see how the process works for the short version.

Fix and flip loans, judged on the exit rather than your pay stubs