Fix and Flip Loans for Real Estate Investors

Yes, on qualifying deals. We fund 100% of the purchase and 100% of the rehab as long as the combined amount stays within 70% of the after-repair value, so the only cash you bring is closing costs. Full 100%-of-cost financing is reserved for our tier-one markets and stronger files. For deals that do not fit that criteria, we fund up to 90% of the purchase and 100% of repairs, with 100% CLTV structures that let a seller or second lender carry the remaining equity.

We have no minimum credit score, and the deal carries most of the underwriting weight, so we regularly fund investors whose credit wouldn’t clear a bank. We do run a hard credit pull — a true “no credit check” loan isn’t a real product, so be cautious of anyone promising one. A lower score doesn’t disqualify you; it’s offset with a higher rate, lower leverage, or more reserves. A strong deal with real margin and a clear exit matters far more than a perfect score.

ARV is the after-repair value — what the property will be worth once your renovation is done, backed by comparable sales and an appraisal. We size your loan with the 70% rule: your total purchase-plus-rehab should stay within about 70% of ARV. The wider the spread between your total cost and the ARV, the more leverage we can offer — up to 100% of cost.

Often within about a week to two weeks on a clean file. If you need to close quickly, let us know and we can potentially close in a few days if the file is ready to go. Because we underwrite the property rather than your income, there’s far less paperwork than a conventional loan, no tax returns to dig up, and no slow committee. In a competitive market, that speed is frequently what wins the deal over a buyer waiting on bank financing.

Essentially, yes. A fix and flip loan is a form of hard money — and private money — meaning it’s secured by the property as a hard asset and funded by a direct lender’s own capital rather than a bank’s deposit base. The label “fix and flip” just describes the use case; the underwriting is the asset-based, fast-closing hard money model.

Non-recourse is available only on a case-by-case basis, only in Texas, and only at a very low LTV. With a non-recourse loan you don’t personally guarantee the debt — the property alone secures it — so we can only structure it conservatively, with significant equity in the deal. The large majority of our fix and flip loans are recourse. If non-recourse is important to your strategy, tell us up front and we’ll let you know whether your Texas deal can support it.

Yes. We work with first-time investors — the deal and the exit matter more than your track record. A first-timer with a well-analyzed property, realistic comps, and a clear rehab scope is in good shape; experience mainly helps with the highest-leverage, lowest-out-of-pocket structures.

1–4 unit residential is the core, and we also fund 5+ unit properties. The property must be an investment property — we never lend on owner-occupied or primary residences.

Yes — that’s exactly how we’re set up. We fund the flip with a short-term fix and flip loan, and if you decide to keep the property, we refinance it into a long-term DSCR loan that qualifies on the rent. Using both in sequence is the core of the BRRRR strategy, and one lender across both stages keeps the transition fast.