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HOME / FIX & FLIP

Fix & flip loans for 1–40 units.

Renovation financing up to $8M, with draws funded in 48 hours — because a stalled draw is a stalled job site.

Price My ProjectSee Pricing
PROGRAM TERMS
Loan amounts$200K – $8M
Leverage90% LTC · 70% ARV
Rehab funding100% of budget
StructureInterest-only, 12–24 mo
DrawsFunded in 48h, app-based
Residential scope1–40 units

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+ FLIPS
90% LTC
Line-of-credit style approvals: pre-cleared renovation budgets per market, repeat acquisitions.

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
Flip again. Pre-cleared renovation budgets for your next acquisition.

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 file
TO CLOSE — THE DOCUMENT SET
Upload as you go — complete, consistent documents keep the file moving.
Purchase contract
Itemized scope of work — line-item budget — our draw schedule is built from it
Contractor license & insurance — bids attached for structural work
Plans & permits — heavy-structural work 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.

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.

Questions we get on flips

ANSWERED BEFORE YOU HAVE TO ASK
Do 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 approved rehab budget is draw-funded 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 rehab 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.

Lending guidelinesWho we lend to

Starting from a lot rather than renovating? Ground-up construction financing →

Send the budget. We'll send the terms.

Address, purchase price, and rehab budget — written term sheet within 24 hours.

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