Fix-to-Rent Loans for BRRRR Investors
Fix-to-rent (sometimes called "BRRRR-in-a-box") combines a short-term acquisition + rehab loan with a pre-approved DSCR takeout into one underwriting pass with the same lender. You buy and rehab on the bridge note, then refinance into a 30-year DSCR with no second underwriting cycle. Designed for the Buy, Rehab, Rent, Refinance, Repeat strategy.
Highlights
- •Bridge + DSCR pre-approved at the same closing
- •12-month rehab window, then refi to 30-year fixed
- •No reapplication for the takeout loan
- •ARV-based bridge sizing, DSCR-based takeout sizing
- •Stacked rate-lock options on takeout
Who it's for
BRRRR investors who want certainty on the long-term refi at the time of acquisition, first-time BRRRR investors who want lender hand-holding, and operators batch-buying off-market deals.
Frequently asked questions
How is the takeout DSCR loan amount calculated?
At time of refinance, the lender orders a new appraisal at the post-rehab value and sizes the DSCR loan at the program’s LTV cap (typically 75–80%) against that value, subject to DSCR minimum.
What if the post-rehab rent doesn’t hit DSCR?
Most fix-to-rent programs allow falling back to a no-ratio DSCR product at lower LTV (65–70%). The takeout still funds, just smaller.
Why use fix-to-rent instead of a separate hard money + DSCR refi?
One application, one set of fees, no requalification 6 months later, and a guaranteed exit. The trade-off is slightly tighter rehab budget rules and a single lender relationship.
Are fix-to-rent loans available nationwide?
Most are available in 40+ states. Some non-judicial states process faster than judicial states; lenders may decline a few specific states (NY, NJ, DC) or charge a fee surcharge.
Got a fix-to-rent / brrrr 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.
Can I get a DSCR loan with no prepayment penalty?
Yes. No-prepay DSCR programs exist, especially on purchase. Expect 0.25–0.5% rate premium over a 5-year prepay structure.
How does cash-out refinance work on a DSCR loan?
Cash-out DSCR refis are capped at 75% LTV typical (70% on no-ratio). 6-month seasoning required by most lenders. Same DSCR rules apply.
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.
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.
Related programs
Fix and Flip Loans (Hard Money & Bridge)
Short-term fix and flip loans for real estate investors. Up to 90% of purchase + 100% of rehab. ARV-based underwriting. Fast close.
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.