Loan Programs

Hard Money & Fix-and-Flip

Short-term capital for acquisitions, rehabs, and flips when speed and the deal matter more than a cookie-cutter mortgage.

What Are Hard Money & Fix-and-Flip Loans?

Hard money is private or specialty financing secured by real estate. Underwriting focuses on the collateral, your experience, and your exit (sale or refinance), not a 30-year owner-occupied budget.

Fix-and-flip loans bundle purchase and rehab funds for investors who improve a property and sell or refinance. Loan amounts often tie to purchase price, rehab budget, and after-repair value (ARV), with interest-only payments common during the term.

These products cost more than long-term mortgages: higher rates, points, and shorter timelines. They exist because banks rarely move fast enough for competitive auctions, distressed properties, or heavy rehabs. I work with lenders that fund investor deals and help you compare structures side by side.

Key Benefits

Speed & Certainty

Designed for competitive offers and quick closings when a traditional approval timeline would cost you the deal.

Rehab Funds Built In

Many programs finance both acquisition and renovation based on scope of work and ARV, so you are not maxing out credit cards to finish the job.

Investor-Focused

Built for non-owner-occupied investment, repeat flippers, and scenarios that do not fit agency guidelines.

Clear Exit Strategy

Terms align with a sale or refinance payoff. You go in knowing the carry cost and timeline.

Typical Requirements

  • ✓ Down payment / equity: Skin in the game, often expressed as LTC or LTV limits on purchase + rehab.
  • ✓ Experience: Track record helps; first-time flips may face tighter leverage or higher pricing.
  • ✓ Scope of work: Budget, contractor bids, and timeline for rehab draws when applicable.
  • ✓ Exit: Realistic resale or refinance plan supported by comps and market data.
  • ✓ Liquidity: Reserves for carrying costs, overruns, and interest during the project.

Who Is This For?

Strong fit for:

  • → Fix-and-flip investors buying distressed or undervalued properties
  • → Bridge financing between acquisition and long-term refinance
  • → Rental investors doing heavy rehab before a conventional take-out
  • → Borrowers who understand short-term carry costs and have a defined exit

Frequently Asked Questions

Hard money is asset-based financing, usually short term, secured by real estate. Decisions lean heavily on the property, after-repair value (ARV), and your experience, not a traditional full-doc W-2 file.
Fix-and-flip loans are built for investors who buy, renovate, and sell (or refinance out). Terms are shorter, rates and fees are higher than owner-occupied 30-year loans, and the exit strategy matters as much as the purchase.
Hard money and rehab pricing depend on leverage, experience, property type, and market. Expect shorter terms (often months to a few years), interest-only payments in many cases, and points at closing. I connect you with specialty lenders and compare structures so the numbers work for your deal.

Ready to get a quote?

Tell us about your deal in a few minutes — we will follow up with preliminary terms.

Start Your Fix & Flip Quote →

Got a deal under contract?

Share the numbers and timeline. I will line up hard money and rehab options from investors who fund real projects.

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