Fix & Flip Loans Built on the Deal

This loan is for real estate investors whose best evidence is the deal itself. Self-employed investors, full-time flippers, business owners whose returns reflect substantial business write-offs, and eligible LLC borrowers can present the property and execution plan as the center of the request.

The program treats the acquisition and renovation as a business transaction. Income may come through projects, distributions, commissions, or an operating company, while the file still stands on a supportable basis, a realistic scope, sufficient liquidity, and a credible repayment strategy.

Experience can strengthen the file, but it is considered alongside the complexity of the work, contractor plan, borrower contribution, and exit. The question is whether the investor and project fit together, not whether every investor has the same financial profile.

We underwrite the purchase basis, renovation scope, line-item budget, appraiser-supported after-repair value, borrower liquidity, and exit as one connected plan. Each part must explain how the property moves from acquisition to completed project and how the loan is repaid.

The purchase basis establishes the starting point. The scope and budget show what changes, what those changes cost, and whether the proposed work supports the expected value. The appraisal provides an independent opinion rather than a promise of the eventual sale price.

Liquidity confirms that the investor can fund the required contribution, closing costs, reserves, draw timing, carrying expenses, and potential overruns. The exit must identify a credible sale or refinance path, including what must be completed before that event can occur.

You'll provide the documents that establish the borrower, available cash, property, renovation plan, and exit. Credit is reviewed with no published minimum score on this page, and bank statements or other acceptable evidence verify liquidity for cash to close and reserves.

A typical file also includes entity documents, the purchase contract, identification, property information, and a detailed scope of work with a line-item budget. Contractor information and project timing connect the requested renovation funds to specific work and expected progress.

Provide prior investment experience when available and describe it accurately. These materials show who is borrowing, how title will be held, where required funds will come from, what work is planned, and how the loan is expected to be repaid. The exact list is confirmed for the submitted deal.

An asset-based Fix & Flip loan can provide 95% LTC plus 100% of rehab, subject to a maximum ARLTV of 75% and a maximum loan amount of $5M. The final loan is limited by the lower supported result among cost, value, and other underwriting constraints.

Loan-to-cost compares proceeds with the supported purchase and renovation cost. After-repair loan-to-value compares proceeds with the appraiser-supported value after the approved work is complete. A strong expected value does not automatically remove the required purchase contribution, and a larger budget does not automatically increase proceeds.

Borrowers should plan separately for equity, closing costs, origination, reserves, draw timing, carrying expenses, and costs outside the approved scope.

See how the two limits work together in the LTC and ARV guide.

Asset-based Fix & Flip rates are starting at 9.00%, subject to underwriting, with origination starting at 1.50% and a 12-month term. The program uses interest-only payments during the short-term project period.

Actual pricing and structure depend on the property, leverage, borrower credit, liquidity, experience, renovation scope, appraisal, and exit. Interest-only payments do not reduce principal, so the full repayment plan should account for the expected sale or refinance and the costs of holding the property.

Asset-based financing puts the investment property and project plan at the center, while bank financing may place greater weight on standardized personal or business income documentation. Neither approach is universally better. The appropriate choice depends on the property's condition, intended use, available documentation, timing, and exit.

Submit your deal by sharing the property, purchase contract, renovation scope, budget, expected after-repair value, borrower and entity details, liquidity, experience, and exit plan. Clear and consistent information allows the initial review to focus on whether the requested structure fits the project.

Include the current stage of the transaction and identify known deadlines without assuming a closing promise. If contractor bids, property photos, or valuation support are available, include them. Final terms remain subject to underwriting, appraisal, title, insurance, documentation, and approval.