DSCR FROM 5.45%BRIDGE FROM 8.25%TERM SHEETS IN 24HLENDING IN 42 STATES
HOME / FIX & FLIP · GROUND-UP
Money that keeps pace with your crew.
Rehab and ground-up construction financing with draws funded in 48 hours — because a stalled draw is a stalled job site.
PROGRAM TERMS
Loan amounts$200K – $10M
Leverage90% LTC · 70% ARV
Rehab funding100% of budget
StructureInterest-only, 12–24 mo
DrawsFunded in 48h, app-based
Ground-upInfill & multi-lot to $10M
RECENTLY FUNDED
$410KTAMPA, FL
90% LTC · draws in 48h
90% LTC · draws in 48h
$1.8MNASHVILLE, TN
4 lots · 85% LTC
4 lots · 85% LTC
$610KJACKSONVILLE, FL
ARV $940K · exited to DSCR
ARV $940K · exited to DSCR
Leverage that grows with your track record
VERIFIED FROM CLOSED PROJECTS — NOT A RESUME
TIER 1 · 0–2 FLIPS
80% LTC
First projects welcome with 680+ credit and a licensed GC on the budget. At 740+, first-timers price a tier up.
TIER 2 · 3–9 FLIPS
85% LTC
Faster draws, reduced doc set, and pricing credit on every deal after your third.
TIER 3 · 10+ / GROUND-UP
90% LTC
Line-of-credit style approvals: pre-cleared budgets per market, multi-lot takedowns.
Draws in 48 hours, not three weeks
Submit photos and invoices from your phone; our inspector reviews remotely for standard line items. Money moves before your sub's next invoice lands.
48h
Draw turnaround
$0
Draw fees, tiers 2+
100%
Of rehab budget funded
EXIT PATHS — STRUCTURED ON DAY ONE
A
Sell. No prepay penalty — flip on your schedule.
B
Hold. Roll into our 30-yr DSCR loan — same underwriter, no re-diligence.
C
Build again. Ground-up takedowns pre-cleared for the next lot.
What to have ready
THE STANDARD REHAB FILE · PDF OR PHONE PHOTO IS FINE
TO QUOTE — DAY 0
No documents. Just the deal facts — a written term sheet comes back in 24 hours.
Property address
Purchase price
Itemized rehab budget
ARV estimate
Completed projects in the last 36 months
Start the 60-second fileTO CLOSE — DAYS 1–10
Upload as you go — returning this set inside 48 hours is what keeps day ten on the calendar.
Purchase contract
Itemized scope of work — line-item budget — our draw schedule is built from it
Contractor license & insurance — GC agreement for ground-up
Plans & permits — ground-up and heavy-structural only
Track record — addresses + settlement statements for completed projects
Entity documents & ID — articles, operating agreement, EIN letter
Two months of bank statements — down payment plus interest reserves
Builder’s risk insurance binder — lender listed as mortgagee
EVERY TERM SHEET SHIPS WITH A FILE-SPECIFIC CHECKLIST — THIS IS THE STANDARD SET.
Budgets that clear fast
The budget is the underwriting. A tight one gets approved as written; a vague one gets conditioned. Four habits separate them:
Line items, not lump sums. "Kitchen — $32K" beats "interior — $90K."
GC bids attached for structural. Foundation, roof, additions — paper the big swings.
10% contingency, shown. A budget with slack reads as experience, not padding.
Draws mapped to milestones. Demo → rough-in → finishes → punch. The schedule is the draw plan.
A DRAW, START TO FINISH
1Submit from the site. Photos and invoices from your phone — no forms.
2Remote review. Standard line items clear on imagery; no waiting on a site visit.
3Wire in 48 hours. Money moves before your sub's next invoice lands.
4Next line item opens. The schedule advances; no re-application per draw.
From the closing log
CLOSED · FIX & FLIP · TAMPA, FL
$610K
88% LTC · ARV $940K · 18-mo
CLOSED · GROUND-UP · NASHVILLE, TN
$1.1M
Infill duplex · 85% LTC · multi-lot next
CLOSED · FIRST FLIP · JACKSONVILLE, FL
$455K
740+ credit · 85% LTC · licensed GC
Common questions
LTC, LTV, ARV — which one sizes my loan?+
Cost basis (LTC) sizes the loan; after-repair value (ARV) caps it. Heavy-rehab projects where the budget outweighs the purchase price are sized on cost.
I’ve never flipped. Am I eligible?+
Yes — 680+ credit with a licensed GC on the budget. At 740+, strong-credit first-timers qualify a leverage tier up.
Do I pay interest on the whole loan from day one?+
No — interest accrues on drawn funds only. The rehab holdback costs nothing until you use it.
How do draws actually pay out?+
Photos and invoices from the site, remote review, wire in 48 hours. No inspector scheduling, no draw fees from Tier 2 up.
What if I decide to keep the property?+
Roll into our 30-year DSCR loan: cash-out seasoning is waived, the appraisal is credited while current, and the file doesn’t restart.
RECENTLY FUNDED
What closing here actually looks like
$140M+
Funded
42
States
68%
Repeat borrowers
CLOSED · FIX & FLIP · TAMPA, FL
$410K
90% LTC · draws in 48h
CLOSED · GROUND-UP · NASHVILLE, TN
$1.8M
4 lots · 85% LTC
CLOSED · FULL GUT · JACKSONVILLE, FL
$610K
ARV $940K · exited to DSCR
“Draws hit in two days, every time. My subs stopped asking whether the money was coming.”
Flipper · 11 projects in 36 months · Jacksonville, FL
PHOTOS: PEXELS · PEXELS · BINYAMIN MELLISH (PEXELS)
Questions we get on flips and builds
ANSWERED BEFORE YOU HAVE TO ASKDo you fund the rehab, or just the purchase?
100% of the rehab budget, released in draws against the schedule. You bring your share of the acquisition; the construction money is ours from the first line item to the last.
How fast do draws actually fund?
Submit photos and invoices from your phone; standard line items clear on the imagery without a site visit, and the wire goes out within 48 hours. No re-application per draw — the schedule advances on its own.
This is my first flip. Are you going to turn me away?
No. First projects are welcome at 680+ credit with a licensed general contractor on the budget. You start at 80% LTC rather than 90%, and leverage improves with every project you close with us.
Do I need a licensed GC?
On anything structural — foundation, roof, additions — yes, with bids attached. Experienced operators self-performing cosmetic work are considered case by case at the higher experience tiers.
What happens if I go over budget?
Tell us early. A change order mid-project is an ordinary conversation; discovering it at the final draw is not. A 10% contingency shown in the original budget makes this straightforward.
Can I keep it as a rental instead of selling?
Yes, and you should decide that early enough for us to price both. Rolling into our 30-year DSCR loan retires the construction debt with the same underwriter and no new diligence.
Something not covered here is usually a five-minute call, not a rejection. The full boxes are on the guidelines page.
Send the budget. We'll send the terms.
Address, purchase price, and rehab budget — written term sheet within 24 hours.
Get My Term Sheet