800-555-2098
In 2025, 7.4% of all home sales involved investors buying older, distressed properties to renovate and resell or rent. That’s a lot of properties. And behind most of those deals? A financing decision that either made the project work — or killed it before it started. This why fix and flip loans exist!
The problem most investors run into isn’t finding the right property. It’s finding the right money. Fast enough. With terms that actually make sense for a flip.
Traditional banks aren’t built for this. They want W-2s, tax returns, debt-to-income ratios, and three to four weeks just to get to a decision. By then, someone else has already closed on your deal.
That’s exactly why our Fix & Flip loan program exists. It’s designed from the ground up for real estate investors — whether you’re doing your first flip or your fiftieth.
Why Speed Wins in Real Estate Investing
We’ve seen it happen more than once. An investor finds a great distressed property, runs the numbers, and the deal pencils out beautifully. Then they spend two weeks chasing a bank for a decision — and by the time they get a “maybe,” the seller has moved on.
Speed is a competitive advantage in this market. Our program is built around that reality.
Term sheets and decisions are often issued in hours, not days. That means you can make a serious offer, back it with confidence, and close before your competition even gets a callback.
No DTI calculations. No income verification. No 1003 forms. No TRID requirements — because this is a business-purpose loan, not a consumer mortgage. Borrowers do not need to meet fannie mae guidelines for investment properties. Less paperwork means fewer bottlenecks, and fewer bottlenecks means you close faster.
And when the deal closes early? No prepayment penalties. No early payoff fees. You keep more of what you made.
The Numbers: Loan Terms That Work for Real Deals
Here’s what the program actually looks like:
- Loan amounts: $200,000 minimum up to $3,000,000 per property
- Purchase financing: Up to 90% of the purchase price
- Rehab financing: Up to 100% of construction and renovation costs
- Total project cost coverage: Up to 90%, capped at 70% of the After Repair Value (ARV)
- Loan terms: 12 to 18 months, interest-only, with extensions available
- Rates: 9.25% to 14.999%
The interest-only structure matters more than most first-time investors realize. During the renovation phase, you’re not generating rental income — so keeping monthly carrying costs low preserves capital for the work that actually increases the property’s value.
ARV is how the math holds together on a flip. Think of it as the property’s future value after all the work is done. The loan is sized against what the property will be worth, not just what it costs today. That’s what allows for higher leverage without the lender taking on unreasonable risk — and what allows you to put less cash down than a conventional investment loan would require.
Fix and Flip Loans for Every Experience Level
One thing that sets this program apart: it’s genuinely accessible to investors at every stage, including people doing their very first flip.
I’ve talked with a lot of newer investors who assume they need a track record just to get in the door. They don’t — they just need to understand how the terms shift based on experience, and plan accordingly.
Here’s how the down payment structure works:
- 0 completed flips: 25% down
- 1–2 completed flips: 20% down
- 3–5 completed flips: 15% down
- 6+ completed flips: Case-by-case, potentially as low as 10% down
The more experience you bring, the more the program rewards you. That’s how it should work.
Minimum credit score: 660. Eligible borrowers include U.S. Citizens, Permanent Residents, and in certain scenarios, Foreign Nationals on a case-by-case basis.
Eligible property types include non-owner occupied Single Family Residences (SFR), 2-4 unit properties, townhomes, and condos. The property just can’t be your primary residence — this is investment financing, full stop.
The Draw Process: How Rehab Funds Are Released
The draw process is where a lot of fix and flip programs fall apart. You submit a draw request, wait on a third-party inspector to schedule a visit, wait some more, and meanwhile your contractor is sitting idle and your timeline is slipping.
We manage all renovation draws in-house. That removes the middleman and the scheduling delays that come with outsourcing inspections to random vendors.
A few things worth knowing:
- No receipts or invoices required to process a draw — the process is built around progress, not paperwork
- The same engineering firm that reviews the initial Scope of Work (SOW) handles the site inspections throughout the project, so there’s consistency instead of a new set of eyes every time
- Inspection fees typically run between $130 and $175, depending on location
Predictable, in-house, consistent. That’s what keeps projects moving.
Real Deal: A Fix and Flip Loans Case Study
The best way to understand how a program works is to look at a real deal. Here’s one that tells the story well.
The property: A 1954 Cape Cod-style single-family home in Brighton, Michigan
Purchase price: $482,000
Rehab budget: $101,900 — covering a full renovation that included a 4-bed, 4-bath layout, hardwood floors throughout, and a finished basement.
Sold price: $895,000
Gross profit: $311,000 over a 21-month timeline.
That’s a real number on a real property. The investor used our program to finance the purchase and cover the full rehab budget, kept monthly costs manageable with an interest-only structure, and walked away with a significant return once the property sold.
Not every deal looks like this one. Some move faster, some slower. Some margins are tighter. But the point isn’t the specific numbers — it’s that the financing held up the entire way through. No delays in draws. No surprise restrictions mid-project. Just capital that worked when it was supposed to.
Why This Matters for Mortgage Brokers
If you’re a mortgage broker working with real estate investors, here’s something worth thinking about: fix and flip investors rarely stop at one property.
Help someone execute their first successful flip, and you’ve built a relationship that comes back — for the next flip, for a DSCR rental loan, for a short-term bridge loan when they scale up. The investors who start with one project are often managing a small portfolio within a few years.
Getting them into the right financing the first time is how that relationship starts.
Our program has no login required for the quick application portal, and term sheets come back fast — which means less time chasing approvals and more time building your book.
Ready to Structure a Fix and Flip Deal?
Whether you’re an investor evaluating your next project or a broker with a client scenario in hand, the next step is simple.
Send over your scenario and we’ll get a term sheet back to you fast. No lengthy intake process. No paperwork before we’ve even had a conversation. Just a quick look at the deal and an honest answer on what the numbers look like.
Use the quick application portal — no login required — or reach out directly to get started.
Good deals move fast. So do we!