Fix-and-flip loans
Short-term purchase and rehab financing for residential investors: up to 90% of purchase, up to 100% of rehab and up to 75% of after-repair value, plus up to 100% financing for top-tier investors with 10+ completed flips. Close in as little as 7 days.
Program terms
| Loan purpose | Purchase and renovation of non-owner-occupied residential investment properties |
|---|---|
| Loan amounts | $75,000 to $2,000,000 |
| Maximum financing | Up to 100% of purchase + rehab for top-tier investors (10+ completed flips, strong credit), with rehab financed up to $200K, subject to ARV limits, credit and deal approval |
| Purchase price financed | Standard program: up to 90% of purchase price (loan-to-cost) |
| Rehab financed | Standard program: up to 100% of the approved renovation budget, released through draws |
| After-repair value (ARV) | Up to 75% of ARV |
| Term | 12 months; longer terms may be available for certain project types such as additions and conversions |
| Rate | Starting at 8.75%, interest-only Starting rate for qualified borrowers. Final rate depends on experience, credit, leverage and property; subject to underwriting. |
| Payments | Interest-only, with the balance due at maturity |
| Extensions | Extension options may be available |
| Prepayment penalty | None |
| Lien position | First lien |
| Credit | 660+ credit score; 680+ for borrowers with 0–2 completed projects. Soft credit check only (no hard pull), and no credit pull is needed to get a term sheet |
| Closing | In as little as 7 days |
| Valuation | Borrower self-inspection option on eligible loans: take your own photos of the property for the valuation, with no appraiser visit required |
| Borrower | LLC or corporation, with a personal guaranty from the principal(s) |
| Eligible properties | Single-family, 2–4 unit, condominiums, townhomes and PUDs |
| Occupancy | Non-owner occupied, business purpose only |
All terms are maximums ("up to") and depend on experience, credit, scope of work and valuation. Subject to underwriting and approval. Your final rate and fees are quoted on your term sheet.
Leverage by experience
Experience is counted as verified fix-and-flip or rental investment properties completed within roughly the last three years. More experience means higher leverage and larger scopes.
| Experience | Minimum credit | Max rehab budget | Max ARV | Eligible scope |
|---|---|---|---|---|
| New investor (0 projects) | 680 | Up to $100K | Up to 70% | Light and moderate rehab |
| Emerging (1–2 projects) | 680 | Up to $500K* | Up to 70% | Light, moderate and heavy rehab |
| Established (3–4 projects) | 660 | Up to $500K* | Up to 75% | All rehab scopes, including extensive |
| Seasoned (5–9 projects) | 660 | Up to $500K* | Up to 75% | All scopes, including additions, conversions and ADUs |
| Top tier (10+ projects) | Strong credit | Up to $200K | Subject to ARV limits | Up to 100% financing of purchase + rehab; all scopes |
*Rehab budget is generally capped at 2× your largest verified prior renovation budget. Budgets over $500K are reviewed individually. Up to 100% of the approved rehab budget can be financed at every tier. Purchase-price leverage of up to 90% depends on credit score and rehab scope. Top-tier 100% financing is subject to ARV limits, credit and deal approval, with rehab financed up to $200K.
Rehab scope definitions
Light
Budget up to 25% of purchase price: cosmetic updates, flooring, paint, fixtures.
Moderate
Budget 25–50% of purchase price: kitchens, baths, systems updates.
Heavy
Budget 50–100% of purchase price: gut renovations and major systems.
Extensive
Budget over 100% of purchase price, or additions, expansions, conversions and ADUs.
Self-inspection valuation
On eligible loans, you can use our borrower self-inspection valuation option: you take your own photos of the property for the valuation, and no appraiser visit is required. Ask us whether your deal qualifies.
Credit check
No credit pull is needed to get a term sheet. When we review credit, we use a soft credit check only, with no hard pull.
How draws work
- Your approved rehab budget is held back at closing and released in stages ("draws") as work is completed.
- Before each draw, a third-party inspector verifies the completed work. The borrower pays the inspection cost.
- Draws reimburse completed line items from your approved budget and scope of work.
- For larger or heavy-rehab budgets, a third-party feasibility review of your budget and plans may be required before closing.
What we don't finance
Owner-occupied homes, mixed-use or commercial properties, 5+ unit buildings, co-ops, condotels, mobile/manufactured homes, leasehold properties, farms, vacation/seasonal rentals and unique or luxury properties. Florida condos are also ineligible.
States we lend in
Fast Flip Capital lends nationwide from our Massachusetts headquarters.
Eligible states: Alabama, Arkansas, Colorado, Connecticut, Delaware, District of Columbia, Florida, Georgia, Idaho, Illinois, Indiana, Iowa, Kansas, Kentucky, Louisiana, Maine, Maryland, Massachusetts, Michigan, Mississippi, Missouri, Montana, Nebraska, New Hampshire, New Jersey, New Mexico, New York, North Carolina, Ohio, Oklahoma, Pennsylvania, Rhode Island, South Carolina, Tennessee, Texas, Virginia, Washington, West Virginia, Wisconsin, Wyoming.
Not available in Alaska, Arizona, California, Hawaii, Minnesota, Nevada, North Dakota, Oregon, South Dakota, Utah and Vermont. Some counties and rural areas carry additional requirements.
Featured markets: Atlanta, GA · Boston, MA · Chicago, IL · Connecticut · Hartford, CT · New Haven, CT · New York City · Philadelphia, PA · Providence, RI · Springfield, MA · Tampa, FL · Worcester, MA
Have a deal under contract?
Send us the numbers. No property address or credit pull is needed to get a term sheet.