Residential Fix & Flip programs​​

Looking to Purchase and Rehab a Property?
Fixing and flipping homes is a great
source of income, but it can be difficult
to find the right funding. In order to
renovate a home and flip it for a profit,
you need sufficient capital.

Apply online
Loan amount
Type: Rehab-Fix&Flip-Purchase or Refinance
Property address
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NEW FOR  2018

You asked for it, we answered!! Short term bridge for sub 660 scores

30 day seasoning to use full appraised value - down to 600 scores!!! (properties owned under 12 months capped at 65-70%)

This is for completed, rented properties ONLY  - this is not our rehab program 

1st closings will be in the 1st week in May 

600-659 scores, rates from 9.49- 10.99%  (all scores eligible but this is the only take out program out there down to 600 scores!) 
Single-family (1-4 unit) property
75k - 2M loan amounts
Bridge to long term finance
No prepayment penalty offers maximum flexibility
24 month term offers peace of mind
Interest only payments
Single-family (1-4 unit) properties only, condos OK
30 day ownership seasoning 
1.2 debt service up to 70% LTV, 1.4 from 70.01-75% 
4 years out of BK, 3 years foreclosure/deed in lieu

Email us your scenario today [email protected] 
Down Payment Assistance
Americap Direct private hard money Investors requires skin in the game, aka down payment. Most fix & flip Investors require a minimum of 10% down plus closing  cost. So if you are short on the down payment or the closing cost, we can assist with up to $500,000. Apply now

Get in the Game

Many lenders require real estate investors bring some money to the closing table. However, it does not have to be "Your Money!" Get down payment funding, tap below.

Get In The Game!

  •  Residental
  •  Land
  •  Multifamily & Commercial
Quick Application
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No Income Verification Rate Sheet & Matrix #2:

Wholesale Residential Rate Sheet & Matrix #1:

Updated September 04, 2017  

Updated September 15, 2017 

No Income Verification Rate Sheet & Matrix:
No Reserves
Up To 75% LTV
$2,000,000 loan amounts
Interest Only payment available 
No Pre Payment Penalties
Stated Income for 1 – 4 unit properties:
Business purpose O/O
Foreign Nationals
Cross Collateralization
Fix & Flip
Up to 90% Loan To Value No Mortgage insurance
No Foreclosure, Short Sale or BK Seasoning
Owner occupied 90% LTV and Non Owner 85% LTV
Two years from Short Sale to 90% LTV
One year from Short Sale to 85% LTV
$3,000,000 loan amounts
50% Debt to income
Bank Statements for Income to 90% LTV
Alternative-In-Full & Asset Depletion No Income or Employment Requirement
NO Reserves, NO Pre Payment Penalties
Closing points: 5%

Ameri Plus # 4:

Ameri mortgage #3:

Updated August 24, 2017  

Updated August 24, 2017  

Alt-A Residential Rate Sheet & Matrix*:
Rates starting at 4.875% 
90% LTV with Only 24 months seasoning from:
Short Sale
No 4506T’s
Interest Only for Self Employed Borrowers
12 Months Bank Statements used for Income
$3,000,000 loan amounts
Product Type:
First Position Mortgages
30-Year Fully Amortized Term
7/1 Hybrid ARM - 7-Year Fixed Period followed by a 23-Year Adjustable Rate Period set to the 1- Year CMT Index, or a 30-Year Fixed
No Prepayment Penalty
Must have Impounds
Interest Only Payments
Bank Statements for Income
Apply today. Please complete mortgage application (1003) 
                              Borrowers Authorization
                              3 years tax return (full docs only) and 3 months bank statements
                              Copy of purchase contract
                              Copy of articles of Corp or LLC
                              Rehab budget or construction budget with plans and permits
                              Most recent (tri-merge) credit report    email package to [email protected]
Residential Sub-Division development

This program is designed to provide a business loan to a Builder who has a contract to sell the home once the property is completed.
Loan amounts from $100,000 to $3,000,000
Loan amounts up to 75% of the contract price on conforming loan amounts, otherwise up to 70% of contract price. (Cross collateralization allowed on other properties, if needed, for maximum or greater loan amounts)
Land purchase may be included in the construction loan. Please call for a quote.
Foreign Nationals are eligible for this program
Deal directly with the Loan Officer/Underwriter
Full and Limited Documentation programs available
Fast pre-qualification, typically within 3 to 5 business days, closing typically within 21 days (fast track closings 14+/- days available)
Loans are available to Borrowers with excellent to less than perfect credit
Flexible draw schedules
1 to 4 family homes, see Multi-Family for more than 4 units
12 month construction term (longer terms considered on an exception basis)
Interest only payments based on funds advanced
New Builders will be considered

Rates and Fees
Rates: 7.95% to 9.95%
Loan Fee: 1.50% to 2.00%
Rates and Fees based on credit, income, savings and LTV                                                   Sub Division Development: 150 homes

​                                                                                                                                                                                 Loan $9mm, closing: 51 days. 
Application Fee $450, Fast Track Application Fee $1,250
Underwriting Fee: 450

Loans available in the following states: AK, AL, CA, CO, CT, DE, FL, GA, HI, IA, ID, IN, KS, KY, MA, MD, ME, MI, MO, MS, MT, NC, NE, NJ, NM, NY, OH, OK, OR, PA, RI, SC, TN, TX, UT, VA, WA, WV, WY 

Call today @ 877-998-7539 or use the "apply online" link below.
Why choose a fix and flip hard money loan?

If you’re an investor or flipper interested in buying properties that require all cash or hard money to fix and flip, consider our fix and flip hard money program. Fix and flip private money loans provide up to 75% of the total project cost, which is the purchase price plus the cost of the rehab. These loans have no prepay, allowing you to sell the property as quickly as possible.

Situations or Fix and Flip Loan Scenarios may include but are not limited to:

  • Short Sale Purchase and Rehab
  • REO or Bank Owned Purchase and Rehab
  • Refinancing a short term loan intended as a Flip
  • Unable to qualify for Conventional Financing
  • Full Amortized Loans
  • Portfolio Loans and Multi-Property Loans

There is no limit on the number of properties.
We offer both interest-only and term fix and flip loans up to 7 years, allowing you to choose a payment schedule that best fits your needs! If you’re looking to take advantage of the great rental market throughout the greater part of USA, we can help!
We are direct to the check writer and they are as good as cash.

Use our Fix and Flip Loans When Traditional Programs are not Available

Often times, these undesirable properties do not meet FHA guidelines. This means, federal agencies like Freddy Mac and Fannie Mae will not back these loans. These agencies provide money to traditional lending agencies that would typically provide cash to home-buyers. Because federal agencies are not backing the loan, options for borrowers looking to purchase foreclosed properties are limited.
We can often provide you with same-day prequalification on our fix and flip loan so you have the cash fast to take advantage of opportunities when they arise. Please complete our Fix and Flip Loan Interest Short Form to get started.
Please review a sampling of Fix and Flip Deals Funded to see our past performance.

Easier guidelines on our fix and flip loans than conventional loans:

  • Up to 75% of costs which include purchase + rehab
  • Up to 65% Loan-to-Value
  • Loan amounts: $30,000 – $6,000,000

No limit on the number of properties
Loans are available to individuals, trusts, corporations, and limited partnerships

​Purchase and Refinance up to 100%

While our Investment Partner offers a variety of Hard Money Loans in most states, they do not lend on primary residences or owner occupied homes. They will not make exceptions for this as they do not offer lending for this. However, they do offer hard money lending for these types of hard money loan needs:
Purchase and Cash Out Refinances for your Investment Properties  #5                  
Call today 877-998-7539
  • Our hard money purchase loans (no rehab needed) are as follows                                                 [Purchase-Money-Cash-Out-Hard-Money]
  • Loan terms 1-3 years
  • rates from 7-8%
  • 75% on purchases, 70% on rate/term refinances, 65% for cash out
  • For properties that don’t need rehab
  • Rented or vacant OK
  • Loan amounts from 50k and up
  • 10-15 day closings
  • 660 mid fico and up
  • Property types eligible for our hard money purchase money and cash out loans
  • investment properties(1-4 unit residential only), warrantable condos OK
  • We will NOT lend on owner occupied homes
  • All properties must close in a Corp or LLC name
  • Many of our borrowers use their own funds to purchase properties for cash and then use our purchase money and cash out refinances program to pull either some equity back out of the property to fund their next deal, this program is ideal for those that just rehabbed a property and either its rented or vacant, and they want to cash out to do their next deal.   Both our Hard Money purchase money and cash out refinances as well as our Soft Money purchase money and cash out refinances can close in a short amount of time.
      ARV and Construction loan program #6

70% ARV Fast and Easy 7 day closing rehab program now available in the following states:  

  • 630 Mid fico and up (end of March 2017 this will be lowered to 600 and up)
  • 1-4 unit residential investment properties only for this program
  • Borrower must show the ability to make monthly payments
  • Up to 90% Loan to Cost (90% purchase/90% repairs) [rehab-loans]
  • Up to 70% ARV
  • Rates from 9.99% -12% (depending on experience)
  • Same parameters in these states for ground up construction loans! 
  • Brokers protected as always!
  • Same day decisions
  • 7 day closings
  • Loan amounts from 30k-3M (higher case by case)
  • Rehab loans in NY from 125k loan amount and up
  • Borrower must have 25k in liquid assets to qualify
  • Must close in a Corp or LLC name
  • Submit your rehab loans below and we will get right back to you.
Our hard money purchase loans #7 (no rehab needed) are as follows    


  • Loan terms 1-3 years
  • rates from 7-8%
  • 75% on purchases, 70% on rate/term refinances, 65% for cash out
  • For properties that don’t need rehab
  • Rented or vacant OK
  • Loan amounts from 50k and up
  • 10-15 day closings
  • 660 mid fico and up
  • Property types eligible for our hard money purchase money and cash out loans
  • investment properties(1-4 unit residential only), warrantable condos OK
  • We will NOT lend on owner occupied homes
  • All properties must close in a Corp or LLC name
  • Many of our borrowers use their own funds to purchase properties for cash and then use our purchase money and cash out refinances program to pull either some equity back out of the property to fund their next deal, this program is ideal for those that just rehabbed a property and either its rented or vacant, and they want to cash out to do their next deal.   Both our Hard Money purchase money and cash out refinances as well as our Soft Money purchase money and cash out refinances can close in a short amount of time.
#1 Construction Loan Program in the USA   #8

This program is now available in the following states:  AL, AR, AZ, CA, CO, CT, DC, DE, FL, GA, IL, IN, IA, KS, KY, LA, MD, MA, MI, MN, MS, MO, MT, NE, NH, NJ, NY NC, OH, OK, OR, PA, RI, SC, TN, TX, UT, VA, WA, WV, WI, WY

  • 7 day closings
  • Same day decisions
  • If you own the land that will be considered your skin in the deal
  • We lend up to 90% of lot purchase and 90% of the construction costs.
  • Rates from 9.99-12%
  • 1st time builders OK
  • Loan amounts from 30k – 3m
  • Larger loans considered case by case
  • 1-4 unit properties only
Home flipping fuels boom in short-term lending
Investors in the business of buying and selling homes fast have faced stiff competition in finding viable properties, but these home flippers have had fewer challenges in one traditionally tough area of the business: lining up financing.

Lenders have been competing fiercely to fund their deals.

[homeflipping] A deeper bench of private lenders is now operating in the fix-and-flip space, including several large national lenders. The end result is that the cost of the short-term loans used by home flippers has been dropping, and the percentage share of financed home flips has increased.

“There has been a huge sophistication of this marketplace,” said Whit McCarthy,  director of sales and business development for the Redondo Beach, California-based Civic Financial Services. “Historically, hard money or private money has been an industry that has really lived in the shadows, dominated by these mom-and-pop shops that have $5 million to lend, clipping 12 percent on their money. Players have emerged, us being one of them, providing a more institutional approach. We actually have capital market teams that negotiate financing with Wall Street banks and firms.”

Our private Investor was spun off in 2014 from the property investment company, which flips roughly 5,000 homes annually. McCarthy said the heavy competition has worked to the advantage of the flippers. The rates and points have dropped. Home flip loans traditionally are interest-only loans that pay off in full within a year. Experienced flippers are now offered rates in the range of 8 to 8.5 percent, whereas the standard a couple of years ago typically started at 10 percent or higher.
The booming housing market has created a strong home-flipping market over the past three years. Last year, more than 200,000 homes were flipped, an 11-year high, according to preliminary data from Attom Data Solutions. Significantly, the percentage share of financed home flips also increased. Last year, the share of financed flips was estimated at nearly 35 percent, a nine-year high.

Home values have hit new peaks in several markets, which is good news for flippers who make a profit by buying low and selling high. A shortage of low- and median-priced homes also has meant that listings are selling in under a month in some cities.
Market conditions for fix-and-flippers are not perfect, however, according to analysts. On the downside, there are significant housing shortages that have made viable home flips less readily available.

Fierce competition and dropping rates have driven some hard money lenders out of the fix-an-flip market. The online commercial platform exited more than a year ago, after once committing $1 billion in capital. In an online posting to its investors, the Los Angeles-based company said the average return on a fix-and-flip loan had dropped from 11 percent to 7 percent, including servicing expenses. The company said it planned to deploy its capital into short-term bridge loans for maturing loans in commercial mortgage-backed securities. 

Here to stay 
Other national lenders say they are in the market to stay. Brookview Financial, which has been doing fix-and-flip loans for 25 years, was among the few national lenders that continued to originate short-term loans after the financial crisis.

“This is not an easy product to finance,” Brookview Chief Executive Officer A.J. Funaro said. “The duration is short, not subject to securitization. Typically you have a lot of handholding … with regard to the improvement. There is a lot of administration that goes along with it, and the market is only so big, depending on who you talk to, and your analyses. 

“At some point, the market gets saturated,” Funaro continued. “But then what happens? It is the old supply and demand curve. Eventually, it will reach an equilibrium. If the Wall Street firms say they can only get a certain amount of yield for it, then they go elsewhere.”
Funaro said not all the players in this crowded field are competing for the same customer. Some of the Wall Street companies will only lend to the safest borrower with experience and a strong credit profile. He said Brookview has stayed true to its roots of closely evaluating the asset value and serving investors who may not necessarily have vast experience in flipping homes.

“I don’t think the number of [financing] sources is necessarily more,” Funaro said. “In everybody’s backyard, there was always the private lender. Wall Street has come into the fix-and-flip market, and maybe one day Wall Street will begin to exit the fix-and-flip market.”

A relatively recent entrant, Atlanta-based GroundFloor, has placed a bet that home flipping will remain a viable business through the next market downturn. CEO Brian Dally said that “flipping” is often used negatively, but he views the typical flipper as an entrepreneur who recognizes the value of a home, and then increases it.

“We are not interested in the transactional fix-and-flipper who just wants to make a quick buck,” Dally said. “We are interested in the client who is a real entrepreneur, who is really building something that the end consumer wants. There is always a market for that.”
GroundFloor launched in 2013 and has developed an online platform for borrowers and the investors who bankroll the loans. Dally said its national reach has enabled the company to cast a wide net for investors and enabled it to lower its rates.

“Almost a third of flippers are using financing, and the No. 1 driver of that is that now they realize it is more available,” Dally said. “Since the assets have a real value behind it, why shouldn’t they be financed? What is key is, do they have to be financed under onerous terms?”
Dally said that the national lenders have filled a void left by community banks, which once funded a large percentage of fix-and-flip projects, but left the space after the financial crisis. He expects the share of financed flips to continue to increase.

“Now it is not only easier to find financing, it is easier to find it on good terms,” Dally said. “That is what is new.” 
Apply Online

Fix and Flip Loans – The Skinny

Fix and flip is really a slang term to describe a type of real estate investment deal. The fix part is where a real estate investor purchases an undesireable single family home below market value and does some repairs to the property in order to make it more appealing. The idea is to significantly increase the market value of the property with the minimal expense possible so that the home can be resold for profit.
Typical repairs done are: adding bedrooms as needed, putting in a new kitchen, finishing a basement, replacing a roof or doing anything required to make a home have more curb appeal to buyers and of course, more valuable than when they started. It is part science and part art to know what repairs to do and how much to spend doing them.
The flip part refers to getting the property listed for sale in a short period of time and then locating a new person that will buy the home to live in it or rent it. This new buyer gets a loan and pays for the property. When the closing happens with the new buyer then the real estate investor, assuming they did the deal right, makes a profit.
Fix and flip investing has been around for quite some time, but it has become much more popular with the advent of TV shows such as Flip This House and Flip That House among others on cable stations.
If you are interested in becoming an investor who needs fix and flip loans, then you have come to the right place! Read on to discover how you can get the money you need to flip properties regardless of your credit, job history or income.
Need a Fix and Flip Loan ? Money for Your Deal?

Get Prequalified

Fix and Flip Loans- Even If You Have No Credit
Most properties that an investor buys with the intetion of flipping for profit do not meet FHA guidelines.

Why does that matter?
In order to qualify for “traditional” financing to buy a property, a home must meet these guidelines. Otherwise a lender can’t write a loan through Fannie Mae or Freddy Mac. Which means that you can’t walk down to your local bank or call up Wells Fargo to have them fund your deals.

The majority of fix and flip loans are financed by private money or hard money lenders.

What the heck are those, you ask? Let me explain…
These lenders will loan money based on an asset. In this case, the asset is a piece of real estate. The good ones are people who are (or have been) real estate investors themselves, so they really understand what it takes to fix a property and sell it 

Become A Pro with 100% Hard Money Financing

The 100% Hard Money Financing System gives you the both the essentials as well as a deep-dive into the world of real estate investment. The 100% Financing System provides an in-depth, comprehensive and actionable approach that includes an interactive task list with tons of valuable easy-to-access tools and resources. The modules also allow you to track your progress so you’re never left guessing. It’s a simple, interactive and immersive experience that turns you into a true real estate investment professional and ultimately allows you to reach your financial goals.
Learn More

100% Hard Money Financing Available
If your deal is good enough we’ll fund your purchase, rehab, points, interest, & closing costs.

No Pre-Payment Penalty
When you complete your rehab ahead of schedule we refund you money and you make more profit.

No Payments for 5 Months
We want you to keep the focus on completing rehab work, not worrying about making monthly payments.

No Credit or Experience Required
You can still get a loan even with zero experience and a poor credit score.

No Minimum Down Payment
No down payment when all your costs fit within 70% of the ARV.

Quick Application
Customer Name
Loan type: Purchase-Refinance-Construction-Rehab
Property address
Loan to value
phone number
Fico score
sqft & age of property
Property type: House-Condo
2016 Gross income
2015 Gross income
Year to date income
Down payment?
Requested term: 2,3,5,10 or 20 years
Are you shopping this loan& any issues?
Property value
Cash out amount
Total loan needed
non owner or owner occupied
Broker name/Phone email address
Loan seeking: hard money, Conventional, VA, Construction, REHAB
Are you: Broker/Agent Principal Attorney
How fast do you need to close?
Purchase price
10 Ways to Avoid Fix/Flip Mistakes
by Tod Snodgrass

Buying properties at under-market prices, then undertaking required repairs/upgrades and finally profitably flipping them sounds like a pretty good plan, right? Unfortunately, especially for new players in the Real Estate Investment (REI) world, problems can add up fast if you are not very careful. Profits on paper can turn into real world losses, in a heartbeat, without proper preparation. The single biggest mistake that newbie fixer/flippers make is not comprehending or underestimating the cost of rehab work. Also, if you overpay for the property to start with, you can find yourself in the hole even quicker.    

Whether it be an undetected damaged roof, a missed cracked foundation or not checking the (broken) air conditioning system (because you bought the house in the winter time), a whole variety of potentially expensive issues can arise after a property is put under contract or purchased. However, by then it may be too late. Here are some of the top pitfalls to avoid on the road to fix/flip real estate riches.

1. Be prepared for surprises.

a. While it is true that some properties you flip will really only need cosmetic fixes (paint, minor clean up, etc.) most properties that are out there for a really low price need much more done than just “surface” work.  For example, reselling the property to a normal retail buyer means it has to pass a formal housing inspection to confirm the entire property is up to current building code requirements.

b. That means you maybe cannot get by with minimum fixup. What may be required are real repairs that include major issues such as mold or mildew problems, pest infestations, outdated plumbing or electrical that might need upgrading. Any of these things can send your “real” purchase price soaring. Going over budget on the initial purchase price (including all repair and upgrade costs) can leave you with no profit when you go to sell the property.

2. It is instructive if not imperative to start with what the (highest) ceiling price is for the area in which property is located, before bidding on any of them. Next take a very close look at THAT price vs. the price of the property you are considering as a purchase + the anticipated improvement/fixup costs + your anticipated profit; adding up those three factors allows you to ascertain the maximum purchase price you can justify paying. 

3. Work “backwards” from that point to determine expenses, carrying costs and most important, net profit.

a. You should have firmly in your mind what minimum net profit you are looking for, which is a function of the how much you can sell the property for, and still hit your target profit number.

b. Always build in some extra funds for unexpected costs.

c. But, if the numbers don't work, then walk away from the deal.

4. Do NOT Skip the inspection. Assuming you have time, bring in a competent inspector, contractor, experienced  handyman etc. and at least do a drive-by of the property and view as much as you can inside and out. When possible, get into the property itself in advance of the offer and take a very good look around. 

5. Don’t limit your research to just the property you are acquiring. Be sure to research the neighborhood as well. For example, if your “sure fire” investment property is in a neighborhood in decline, the overall value of the post-rehab property may fall way short of your pre-rehab profit expectations.

6. Don’t pre-pay contractors or others in full in advance. Pay them, in installments, when certain pre-determined milestones are met. For any large project, you should create and maintain a detailed “draw schedule”. The contractor collects the draws or “progress payments” when certain phases or parts of the project are finished.

7. Failure to rent the property out, if the sale takes a long time. During the months it takes for escrow to close, the rehab to get finished, and the resale to get underway in earnest, market conditions can shift. Better to make a small profit for a few months, while trying to sell the property vs. letting it just sit there empty, while you have to make payments to the lender month after month after month.  

8. Avoid 100% DIY (Do It Yourself) projects. To many REIers give themselves credit for skills they may lack. For example, unless you are a licensed realtor, you may not want to try the sell the property yourself. The paperwork alone can drown you in detail. Same goes for trying to do all the repair work yourself. Your time might be better spent on your “core” knowledge areas (flipping houses) vs. painting the entire inside of the house when you can retain lower cost, but high quality talent to accomplish such tasks for you.

9. Ignore the “70 Percent Rule” at your own risk.  It is a basic, tried and true formula in the REI biz that you should take your ARV (After Repair Value), multiply it by 0.7 and subtract your repair cost estimate. That is the maximum amount you should be paying for a property—no exceptions. This is considered a sacred  rule because it will keep you safe from overspending on rehab and winding up with a property you can’t sell for a profit.

10. Avoid taking on too big a project on your first deal. A modest clean up or cosmetic fix up is one thing. But then there are projects that may include flooring, insulation, landscaping, stucco, doors, windows, kitchen cabinets, countertops, etc. Not only do such rehabs eat up a lot of money, they take a lot of time to accomplish, and when you are using hard money financing, time is literally money. Buying properties that need too much work is a quick way to turn a profit into a loss on the wrong property.

Call today to discuss your fix and flip project