Lender program
Fix and Flip
Purchase and rehab funding for single-family, condo and townhouse investment property, drawn against completed work.
- Loan size$75K – $2M+
- Term6 – 24 months
- PaymentsInterest only
- Rehab funding100% of budget, in draws
- Minimum credit score680
- Rate range8.5%–12.5%
How this program works
Fix and flip financing funds the acquisition and the renovation together. The purchase advance funds at closing; the rehab budget is funded to 100% and released in draws as work is completed and verified.
Pricing and leverage are driven by two things: how many comparable projects you have completed in the last three years, and your credit score. More experience and a higher score move you down the rate card and up the leverage table.
Pricing on this program currently runs from 8.5% to 12.5%, set by how many comparable projects you have completed and your credit score. The financing calculator will size your deal and we will confirm the exact rate for your tier.
Leverage by experience tier
Experience is the number of comparable projects completed in the last three years.
| Experience | Initial LTC | Rehab Funding | Total LTC | ARV LTV | No-Rehab Bridge LTV | Rate | Min FICO |
|---|---|---|---|---|---|---|---|
| 0 | 80% | 100% | 93.5% | 65% | 70% | See rate | 720 |
| 1–3 | 85% | 100% | 93.5% | 70% | 75% | See rate | 700 |
| 4–6 | 90% | 100% | 93.5% | 75% | 75% | See rate | 680 |
| 7–11 | 90% | 100% | 93.5% | 75% | 75% | See rate | 680 |
| 12–15 | 90% | 100% | 93.5% | 75% | 75% | See rate | 680 |
| 16–19 | 90% | 100% | 93.5% | 75% | 75% | See rate | 680 |
| 20+ | 90% | 100% | 93.5% | 75% | 75% | See rate | 680 |
Luxury ($3MM+ loan size)
Applies to loan sizes above $3,000,000. Minimum four completed projects.
| Experience | Initial LTC | Rehab Funding | Total LTC | ARV LTV | No-Rehab Bridge LTV | Rate | Min FICO |
|---|---|---|---|---|---|---|---|
| 4–6 | 85% | 100% | 93.5% | 70% | 70% | See rate | 700 |
| 7–11 | 85% | 100% | 93.5% | 70% | 70% | See rate | 700 |
| 12–15 | 85% | 100% | 93.5% | 70% | 70% | See rate | 700 |
| 16–19 | 85% | 100% | 93.5% | 70% | 70% | See rate | 700 |
| 20+ | 85% | 100% | 93.5% | 70% | 70% | See rate | 700 |
LTC is loan to cost. ARV LTV is the loan as a percentage of the after-repair or as-completed value. Whichever limit produces the smaller loan governs.
Requirements
What this program expects
- Minimum credit score 680. Higher scores earn better pricing, and above 720 earns the best.
- Experience tiers below four completed projects carry a higher credit requirement — see the tier table.
- Single family, condo and townhouse investment properties qualify.
- Appraisal and title search required.
- A draw schedule applies to the renovation budget.
- Interest-only payments through the term.
- Interest rate is determined by projects completed and credit score.
- Liquidity equal to 10–20% down plus roughly six months of reserves, verified at final approval.
- 10 or more projects in the last three years earns the best pricing.
Good to know
Before you apply
Every deal gets a formal term sheet
The figures here are the lending source's published parameters. Your deal may carry additional stipulations, or additional flexibility. Those appear in the term sheet you would sign to move forward — that document, not this page, sets your terms.
The pre-loan application does the heavy lifting
It captures most of what a lending source needs to decide whether your deal fits their terms, so we are not going back and forth collecting pieces.
These are not traditional hard money terms
Our lending sources price on experience and credit rather than on collateral alone, and the rates reflect that. How this differs from hard money.
Run the numbers
See what your deal supports
Enter your purchase price, budget and projected value. The calculator shows your maximum loan, the cash you would need, and which limit is capping it.
Talk to us about your deal
Tell us the property, the plan and the timeline. We will tell you honestly whether we can help and what the realistic next step is.