Fix and Flip Loans & Hard Money Financing
The Deal Does Not Wait for a Bank's Timeline.
Short-term investment property capital is underwritten on the asset and the exit, not on tax returns and pay stubs. We place investors with asset-based partners who fund purchase plus a renovation budget in draws, with interest-only payments and a payoff at sale or refinance.
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Purchase plus rehab draws Interest-only, 6–24 month terms Asset-based underwriting
Matched to the right lender — one at a time, no hard credit pull to explore.
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Our borrower standard
Borrower Protection Standards
One advisor, one matched lender
Your file goes to one lender at a time — never broadcast or auctioned.
Never sold to lead lists
Your information and documents are not sold to lead buyers.
No hard credit pull to explore
No hard credit pull to explore your options.
Commercial only, costs explained
Business-purpose financing; we walk through costs and payoff before you sign.
See which investor financing fits your deal
Four quick questions about your deal — the exit, your experience, the scope, and the cash you're bringing. No hard credit pull to start, just a clear read on which asset-based structures fit.
What's the exit on this deal?
Investor financing is written around how the property gets paid off — selling, holding as a rental, or building new.
One advisor, one lender at a time. Your file is never sold or auctioned.
From a small working-capital bridge to major expansion capital.
Approval, rates and timing depend on underwriting and are never guaranteed.
Basic intake takes about 3 minutes, plus upload separately.
Three steps from application to funded
Apply — about 3 minutes, plus upload
Tell us your revenue, time in business and how much you need. About 3 minutes, plus upload. No hard credit pull to explore.
We match your file
A funding advisor matches your file to one suitable lender at a time, with your consent.
Review and get funded
Review any available terms with no obligation. Approval, rates and timing are never guaranteed.
Basic intake
- Business name, address and industry
- Ownership structure and owner details
- Annual revenue and time in business
- Contact info and how much you need
Full financing file
- Recent business bank statements
- Business tax returns
- A debt schedule, if you carry existing loans
- Any documents specific to your funding type
AI Autofill
- Add short notes in any application section
- Upload your documents and let AI map the fields
- Cut your completion time down significantly
- Reduce back-and-forth with your advisor later
Your documents stay private and secure. Bank statements, tax returns and debt schedules are transmitted over 256-bit TLS encryption and shared only with the lending partners matched to your request. We never sell your information.
Four structures investors use most
Which one fits depends on the exit. Selling means one structure; holding as a rental means another.
Fix & Flip Loan
Best for buying, renovating, and reselling within 6 to 18 months.
- What it funds
- A percentage of the purchase price plus a rehab budget released in inspected draws.
- Payments
- Typically interest-only during the term, with principal repaid at sale.
- Underwriting focus
- Purchase price, scope of work, and projected after-repair value, plus your track record.
Hard Money / Asset-Based Bridge
Best for time-sensitive acquisitions, auctions, and properties conventional lenders will not touch.
- Speed
- Timing depends on the program and the lender, and is gated mainly by title and valuation.
- Cost
- Higher rate and points than conventional financing, priced for speed and flexibility.
- Best use
- A short window with a documented exit, not long-term hold financing.
Ground-Up Construction
Best for investors and builders developing infill lots or full rebuilds.
- Structure
- Draw-based funding released against inspected completion stages.
- Requirements
- Permitted plans, a line-item budget, a builder with a record, and a defined exit.
- Exit
- Sale, or refinance into a long-term rental loan on completion.
Rental Exit (DSCR Refinance)
Best for investors who decide to keep the property instead of selling.
- How it qualifies
- On the property's rent versus its debt service, rather than your personal income.
- Why it matters
- It gives you a real second exit if the market slows before your flip sells.
- See also
- Our Real Estate Investor Financing page covers DSCR and long-term hold structures in depth.
When investors reach for short-term capital
Most requests fall into one of these situations.
Auction or estate purchase
Close on a hard deadline where conventional financing simply cannot perform.
Distressed property banks decline
Fund a property that will not appraise conventionally until the work is done.
Renovation budget in draws
Keep your own cash for the next deal instead of sinking it all into this one.
Cash-out on a property you already own
Pull equity out of a held asset to fund the next acquisition.
Bridge between sale and purchase
Buy the next property before the current one closes.
Portfolio scaling
Run multiple projects at once instead of one at a time out of pocket.
Fix & Flip Deal Analyzer
Run the numbers on your next project before you make an offer. Enter the purchase price, rehab budget, and after-repair value to see total project cost, estimated profit, and return on the deal.
Your Deal
Most fix-and-flip programs fund a percentage of purchase plus a rehab budget released in draws. Rates commonly run 9.5% to 12%+ with 1 to 3 points.
Interest is charged for as long as you hold the property, so timeline is a cost. If the profit only works at the fastest possible sale, the deal is thin — test it at three extra months before you commit.
Estimate for planning purposes only. Excludes closing costs, holding costs, and selling costs. Actual terms are set by the lender in underwriting.
What this calculator works out
This fix and flip calculator analyzes a hard money deal end to end: purchase price, rehab budget, loan-to-cost, holding and financing costs, after-repair value, and the projected profit and return on the flip.
Investor selection criteria
Asset-based programs read the deal first, but your file still affects leverage and pricing.
The deal itself
Purchase price, a line-item scope of work, comparable sales, and a realistic after-repair value.
Cash into the deal
A meaningful contribution toward purchase and closing costs. Experience reduces what is required.
Track record
Completed projects improve leverage and pricing. First-time investors are placeable with more cash and a tighter plan.
Documents
Purchase contract, scope of work and budget, entity documents, and proof of reserves. Business-purpose investment property only.
What decides your leverage and pricing
Two investors can bring the same property and get different terms. These are the variables that move it.
Your information is private and secure. Applications and documents are transmitted over 256-bit bank-grade TLS encryption, and your file is shared only with the lending partners matched to your request. We never sell your data, and the initial review involves no hard credit pull to explore your options.
After-repair value discipline
Leverage is usually capped against ARV. An optimistic ARV is the fastest way to a smaller loan than you planned.
Scope of work quality
A line-item budget with real contractor pricing funds faster and draws smoother than a lump-sum estimate.
Draw process
Rehab money is reimbursed as inspected work completes, so you need working capital to front each stage.
Carrying cost math
Interest, taxes, insurance, and utilities run the whole hold period. Build a longer timeline than you expect to need.
Exit documented up front
Partners want to see how they get paid — listing plan, or refinance qualification on rent.
Business purpose only
These are investment-property structures. Owner-occupied residential financing is a different product entirely.
Questions, Answered
It is short-term, asset-based, and written around the property rather than your income. Terms are commonly 6 to 24 months with interest-only payments and a payoff at sale or refinance.
Most programs fund a percentage of purchase plus a rehab budget released in draws as inspected work is completed.
Expect to contribute a meaningful share of purchase and closing costs. The exact amount depends on the deal, your experience, and the projected after-repair value.
Yes, though experienced flippers get better leverage and pricing. First-time investors typically bring more cash and a tighter, well-documented scope of work.
Common exits are an extension, a refinance into a long-term rental loan such as DSCR, or a bridge structure. Plan the second exit before you close on the first.
Faster than conventional financing — often within a couple of weeks once title, the scope of work, and valuation are in hand. Timing depends on appraisal and title, not on our funding team.
Do you qualify
Fix & Flip Qualification Snapshot
- Property
- Non-owner-occupied investment property
- Down payment
- Typically 10–20% of purchase
- Experience
- Prior flips help; first-timers may be considered
- Documents
- Purchase contract, rehab budget, scope of work
Typical starting points. Final terms vary by lending partner and are never guaranteed.
Fix & Flip Loan vs. DSCR Rental Loan
| Fix & Flip Loan | DSCR Rental Loan | |
|---|---|---|
| Term | Short, often 6–18 months | Long, often 30 years |
| Qualified on | After-repair value and rehab plan | Property rental income |
| Rehab funds | Often included, released in draws | Generally not included |
| Best for | Buy, renovate, sell | Buy and hold |
Fund Your Next Project
One advisor matches your file to one lender that fits. No hard credit pull to start, and no cost to apply.
Your information is private and secure. Applications and documents are transmitted over 256-bit bank-grade TLS encryption, and your file is shared only with the lending partners matched to your request. We never sell your data, and the initial review involves no hard credit pull to explore your options.
Prefer to talk it through? Call 1.877.977.3015