Fix and Flip Loans (Hard Money & Bridge)
Fix and flip loans (sometimes called RTL — residential transition loans, or hard money) finance the purchase and rehab of a single-family or 2-4 unit property that you intend to renovate and resell within 12–18 months. Underwriting is based on the as-completed value (ARV) and your experience track record, not your personal DTI.
Highlights
- •Up to 90% of purchase price + 100% of rehab budget
- •Loan-to-ARV typically capped 70–75%
- •12–18 month interest-only term
- •No income docs, no DTI calculation
- •Experience tier pricing rewards prior flips
Who it's for
Active flippers, first-time flippers with construction backgrounds, BRRRR investors who plan to refi into a DSCR, and wholesalers with double-close strategies.
Active programs that fit
Bridge Loan for Investors
confirmed 5/9/2026Bridge refinance program for 1-4 unit, multi-family, and mixed-use properties allowing cash out of the entire budget on day one.
Bridge Loan for Investors
confirmed 5/9/2026Bridge loan program for rural properties up to 10 acres with loan amounts up to $10MM.
Fix & Flip Loan for Investors
confirmed 5/9/2026A residential transition loan program designed for real estate investors to finance property renovations and flips on non-owner-occupied properties.
Bridge Loan for Investors
confirmed 5/9/2026A streamlined short-term bridge loan program for non-owner-occupied investment properties, offering interest-only payments and no income documentation requirements for entity-based borrowers.
Bridge Loan for Investors
confirmed 5/10/2026Bridge loan program requiring no income verification or prior experience, with loan amounts up to $3MM.
Bridge Loan for Investors
confirmed 5/9/2026Bridge loan for multi-family and mixed-use properties with loan amounts up to $5MM.
Fix & Flip Loan for Investors
confirmed 5/9/2026Financing for experienced investors and developers focused on fix-and-flip projects with fast closing timelines.
Frequently asked questions
How is the loan amount calculated?
Two caps apply at the same time: a percentage of purchase price (often 85–90%) plus 100% of rehab budget, AND a percentage of the as-completed value (ARV), typically 70–75%. The lower of the two caps governs.
Do I need experience to get a fix and flip loan?
No, but pricing improves with experience. Most lenders tier rates by completed flips in the last 24–36 months: 0 flips, 1–2, 3–5, 6–10, 10+. First-time flippers with a strong contractor and reserves can still qualify.
How are rehab funds disbursed?
Rehab is held in escrow and released through a draw process — typically 3–6 draws based on completion of scoped line items, with an inspector verifying each draw.
How fast can a fix and flip loan close?
Clean files close in 7–10 business days. Title clearance and appraisal turn time are usually the bottlenecks, not loan underwriting.
Got a fix & flip scenario?
Tell us the deal - we'll match you with the right lender and come back with current pricing.
Common questions on this topic
How fast can a DSCR loan close?
Clean files close in 14–21 days. Typical timeline 21–30 days. Title and appraisal are usually the bottleneck, not loan underwriting.
How soon after a fix and flip can I cash-out refinance with DSCR?
Most DSCR programs require 6 months of title seasoning before a cash-out refi will fund. Delayed financing programs allow earlier with capped LTV.
How are fix-and-flip profits taxed?
Flip profits are ordinary income, not capital gains. Taxed at your marginal rate plus self-employment tax if active flipping is your trade or business.
Strategy guides
14 min read
The BRRRR Strategy: Complete Guide for Real Estate Investors
Complete BRRRR investing strategy guide. Step-by-step process, financing structure, common mistakes, and how to scale a BRRRR portfolio.
11 min read
Fix and Flip: A Practical Getting-Started Guide
Practical guide to your first fix and flip. Finding deals, financing, rehab budgeting, and the math that decides whether a flip is worth it.
By state
Related programs
Ground-Up Construction Loans for Investors
Construction financing for investor builders. New SFR, 2-4 unit, and small multifamily ground-up. Up to 85% of total cost, 70–75% of completed value.
Fix-to-Rent Loans for BRRRR Investors
Bundled short-term rehab loan plus pre-approved DSCR refinance for BRRRR investors. One lender, one underwriting pass, two closings.
Cross-Collateral Loans for Investors
Cross-collateral loans use equity from one investment property to support financing on another. Solve down payment shortfalls without selling.