Fix and flip and hard money loans: up to 90% of purchase and 100% of rehab.
Purchase and rehab in one loan for 1-4 unit projects. Close in 7-14 days.
Draws funded within 48 hours of inspection. Experienced investors get up to 100% of purchase.
Get your same-day term sheet
A few quick questions. No credit pull.
What's the purchase price?
A rough number is fine.
Program snapshot*
- Loan size
- $50K-$3M
- Purchase LTC
- Up to 90%
- Experienced
- Up to 100% LTC
- Rehab
- Up to 100%
- ARV
- Up to 75%
- Term
- 6-24 months
- Close in
- 7-14 days
- Foreign investors
- Yes, no SSN
* Subject to underwriting. Terms as of November 2026.
See loan detailsWhat you get
- Purchase and rehab budget in one loan
- Draws funded within 48 hours of inspection sign-off
- Single-family, 2-4 units, townhomes and condos (warrantable or non-warrantable)
- No tax returns. No income verification.
- No prepayment penalty. Pay off the day you sell.
- Experienced investors: up to 100% LTC and better pricing
- First-time flippers welcome with a solid budget and contractor
Term sheet
Same day
Who it's for
- Flipping 1-4 unit homes for resale
- Renovating to rent, then refinancing into a long-term DSCR loan
- Running several projects at once
- A foreign national flipping U.S. property from abroad
What is a hard money loan?
Hard money is short-term debt backed by the property itself.
It is underwritten on the deal, not your personal income: purchase price, renovation plan and after-repair value (ARV).
Investors use it to buy and renovate properties a bank won't finance as-is.
"Hard money" is industry shorthand for the fix-and-flip loan, not a separate product.
Term: 6-24 months, interest-only, rehab budget built in. When the work is done, sell or refinance into a long-term DSCR rental loan.
A bridge loan is a different short-term loan: for property that doesn't need a full renovation, or a close on a tight deadline before permanent financing is in place.
How rehab draws work
The rehab budget is part of the loan but isn't wired at closing. It is held back and released in draws as the work gets done.
You don't pay for renovation money you haven't used yet.
Plan draws around your scope of work: demo, framing, mechanicals, drywall, finishes. Each draw reimburses you before the next stage starts.
Keep enough cash to carry each stage until its draw is funded.
Each draw, step by step
- Finish a stage of the work
- Submit a draw request
- A third-party inspector verifies the work
- Funds are released within 48 hours of inspection sign-off
How a fix-and-flip loan is sized
A house costs $200,000, needs $60,000 of work and will be worth $360,000 renovated: its after-repair value (ARV).
The loan covers up to 90% of the purchase price ($180,000) plus up to 100% of the rehab ($60,000).
The total is capped at 75% of the ARV ($270,000), so the full $240,000 fits.
You bring $20,000 toward the purchase, plus closing costs. Experienced investors get up to 100% of the purchase price, within the same ARV cap.
The numbers
- Purchase price
- $200,000
- Rehab budget
- $60,000
- After-repair value (ARV)
- $360,000
- Purchase funding (90%)
- $180,000
- Rehab funding (100%)
- $60,000
- ARV limit (75%)
- $270,000
- Loan amount
- $240,000
- Your down payment
- $20,000
Illustrative example. Closing costs, points and reserves not shown. Subject to underwriting.
Fix and flip loan requirements
Lenders underwrite the deal first. Purchase price. Scope of work and budget. An ARV backed by comparable sales.
Your credit, flip track record and cash on hand set the leverage and rate. The cash covers the down payment, closing costs and reserves to carry the project.
No tax returns. No income verification. Foreign nationals qualify.
First-time flippers are welcome with a solid budget and contractor. Experienced investors get more leverage.
Test your deal with the free hard money loan calculator before you make an offer.
What to have ready
- Purchase contract
- Scope of work and rehab budget
- Comparable sales for the ARV
- Proof of funds for the down payment and reserves
- Entity documents (LLC)
- Your flip history, if any
From request to funded
Send the deal
Address, purchase price, rehab budget and after-repair value (ARV).
Term sheet
Rate, leverage and draw schedule, the same day.
Close and build
Close in 7-14 days. Rehab draws as the work is done.
Frequently asked questions
What is a hard money loan?
A short-term loan secured by real estate, underwritten on the property, the renovation plan and the after-repair value (ARV), not your income.
Here it means the fix-and-flip loan: purchase and rehab in one loan, repaid when you sell or refinance.
Do I need experience?
No. Experience improves leverage and pricing.
First-time flippers usually get around 85% of the purchase price. Most investors get up to 90%. Experienced investors get up to 100%.
Can foreign nationals get a fix-and-flip loan?
Yes. Fix and flip (hard-money) loans are open to non-U.S. residents. Many U.S. lenders offer foreign nationals DSCR rental loans only.
No SSN or U.S. credit required. Terms depend on the property and the file, subject to underwriting.
Can I refi into a rental?
Yes. Finish the renovation, rent the property, then refinance into a 30-year DSCR loan.
Sources
Related
Ready to price your deal?
Term sheet the same business day. No hard credit pull.