Fix and Flip or Cash Out Refinance Hard Money Loans for Real Estate Investors

Get a quick quote now for a hard money estimate to make an informed decision about your contemplated investment. Ready to move forward now? We can close hard money in just 7 days from contract to closing – we are ready to help you.

Why close hard?

We offer two repayment plans and option to roll points into the loan.

Fix n’ Flip hard money loans from $75,000 up to $2,000,000 for all residential properties, including condos, that are not owner occupied.

Less Cash To Close

Borrow up to 70% of the ARV and 90% of loan to cost (LTC).

Streamline Approval

Fast and simple application. No tax returns or bank statements.

No Personal Guarantee

Got a company, scope of work, ID and a 640 mid-score. Great!

Expeditious Closings

We aim for 15 days or less, from the day you complete your app.

Roll Your Points

All loan origination points can be rolled into your loan.

Residential Experts

We love single-family homes or 1-4 unit residential properties.

Lower Cost of Capital

Preserve your available cash with “no-monthly” payments.

Payoff Early is Easy

Only 3 months minimum interest, if paid in first 90 days.

Where and What We Fund

We currently offer financing for residential real estate to either purchase, purchase and renovate, refinance and rehab or cash-out refinance. Property must be a non-owner occupied single family home, townhouse, condominium or 1- 4 unit property in Alabama, Arizona, Colorado, Florida, Georgia, Illinois, Massachusetts, Maryland, Michigan, Minnesota, Missouri, North Carolina, New Hampshire, New Jersey, Nevada, Ohio, Rhode Island, South Carolina, Tennessee, Texas, Utah, Virginia, and Washington.

Guided Application

Get your estimated rate in minutes, using our simple and convenient application workflow.

Secure your next residential real estate investment with us, by submitting basic information about your company and project. We guide you through the application, so that we can answer your questions and get you an immediate rate quote.

Get Closing. Start a Project.

15-21 day average time from application to closing, with some closings in as little as 5-7 business days.

Once your application is “complete” and submitted, your project will be reviewed quickly by our superior underwriting staff, who will reach out to you to discuss further details, if necessary. Following a fast approval (3-4 days to conduct ARV analysis), the closing agent is given lender instructions and your loan is funded immediately after. 

Money For Renovations

Take up to 4 construction draws to complete renovations and finish the scope of work.

Access funds efficiently, according to your submitted scope of work, with draw requests throughout the term of the loan. We want your investment to be a big success and provide you with cash-on-hand to complete your project.


We make it possible for every person who wants to fix n’ flip!


We make it possible for every person who wants to fix n’ flip!

Now there’s a way to start your first flip or take on multiple properties simultaneously, by reducing upfront cost and leveraging cash on reserve to invest more and maximize profits or keep a safety cushion.

L. Thomas, Web Initialized Real Estate Management Systems

FAQ

What is the required down payment?

We will fund from 80% up to 90% of the total project cost or loan to cost (“LTC”) , but no more that 70% of the after repair value. Down payments are 10% – 20% of the purchase price plus rehab costs, depending on experience level. With at least 4 proven flips, you qualify for 90% LTC. 1-3 flips is 85%. First time is 80%.

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What loan terms do you offer?

All loans have 9 or 12-month terms and no prepayment penalty. However, a minimum 3-month interest payment is required, if repaid in less than 90 days.

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What is the origination cost?

There is a loan origination cost of 4 – 4.5 points and most clients choose to roll this cost into the loan and, then, pay it on the loan maturity date or when the property is sold.

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What are the interest rates?

We use a loan grading scale and the rates can be as low as 8.5% up to 13%+. All stated interest rates are annualized. For your next project, get a free estimate.

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How much can I borrow?

A minimum of $75,000 and a cap of $2,000,000 is our current criteria. We will consider higher amounts on a case by case basis.

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Any other transaction fees?

There is a fee for Processing ($250), Underwriting ($750), Doc Prep ($500) and a Broker ($475). These fees are paid at closing, when you buy the property.

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What projects do you finance?

We finance all residential properties that are unoccupied and located in AL, AZ, CO, FL, GA, IL, MS, MD, MI, MN, MO, NC, NH, NJ, NV, OH, RI, SC, TN, TX, UT, VA and WA.

Documents To Have Ready

We request company articles of organization, copy of a driver’s license, experience worksheet, scope of work, credit authorization and any active leases (if property is occupied).

Documents To Have Ready

We request company articles of organization, copy of a driver’s license, experience worksheet, scope of work, credit authorization and any active leases (if property is occupied).

Instructions and Templates

We’ll provide you with a document checklist, hard money info sheet, online experience template, online scope of work template and an e-Sign credit authorization.

Instructions and Templates

We’ll provide you with a document checklist, hard money info sheet, online experience template, online scope of work template and an e-Sign credit authorization.

Ready to close hard?

Finance your next fix and flip and defer your payments for up to a whole year.

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