Fix & flip loans
The purchase, the rehab, and the exit. One structured loan.
Up to 90% of the cost and 100% of the rehab, drawn as the work completes and sized on the after-repair value. No income docs, and every finished flip earns better terms.
Program snapshot
Fix & flip at a glance
- Leverage
- to 90% LTC, 75% of ARV
- Rehab budget
- 100%, drawn on schedule
- Underwritten on
- deal + scope + track record
- Income docs
- none
- Exit
- sale or 30-yr DSCR conversion
Program menus from specialty wholesale lenders. Leverage tiers depend on verified experience; terms vary by program and change without notice. Not an offer or approval.
Built like the deal: cost in, value out, margin protected.
We broker dozens of wholesale lenders, including the institutional fix-and-flip shops whose draw desks move as fast as your crew.
100%
of the rehab, financed
Bring the deal, not the cash
The program funds up to 90% of the purchase plus the entire renovation budget, checked against 70-75% of the after-repair value. The budget is committed at closing against your contractor's scope of work, and staged draws pay the crews while your reserves stay liquid.
- Up to 90% loan-to-cost at the top tiers
- Sized against 70-75% of ARV
- Draws follow a verified scope of work
36
months of track record priced in
Every flip is a raise
Underwriting reads your last three years of completed projects and prices to a published matrix: leverage rises and points fall as verified flips stack up. It's the opposite of gut-feel private money, and it means the ladder below is a career path, not a gate.
- Published tiers, not gut-check pricing
- Leverage and pricing improve per flip
- First-timers still start on the ladder
0
interest on undrawn funds
Pay for money you've used
Most lenders charge interest on the full loan from day one, rehab budget included. The sharper programs charge only on funds actually deployed, so the slow early weeks of demo and permits cost a fraction as much. Over a six-month flip, that's real margin back.
- Dutch-interest structures available
- Undrawn budget costs nothing waiting
- 12-to-24-month interest-only terms
The flip ladder
Leverage
What improves
First flips
1-2 completed
80-85% of purchase
Standard pricing, and starting is allowed. Lenders may pair you with a licensed contractor.
Proven
3-9 completed
Up to 90% of purchase
Discounted origination points and smoother draw approvals.
Veteran
10+ completed
Up to 95% + 100% rehab
Reduced draw inspection fees and fast-track funding.
Verified projects from the last 36 months move you up the ladder. Structural gut renovations count toward the resume too.
Built to protect the margin
Structured money doesn't have to be slow money.
Draws that keep crews moving
The rehab budget releases in stages as work completes, with inspections that run in days, not weeks. Crews don't stand around waiting on the lender, and the schedule the contractor promised stays the schedule.
Flip loan today, rental loan attached
Decide to keep it instead of sell it? Built-in BRRRR conversions roll the flip loan into a 30-year DSCR rental loan at completion and tenant placement, without repeating the appraisal or the title setup. One workflow, both endings.
Exit whenever. No penalty.
Select programs carry no prepayment penalty at all: sell in month three and pay the loan off in month three, keeping every dollar the quick exit earned. Speed in, speed out, nothing clawed back.
First flip friendly
No completed projects yet? You still start on the ladder: slightly lower leverage, standard pricing, soft credit pulls to pre-approve, and programs that pair newer investors with licensed contractors so the first one gets finished, not folded.
From found deal to funded scope, inside a week.
- 1
Send the deal
Address, purchase price, rehab budget, ARV, and your flip count. That's genuinely the whole file to start.
- 2
Commitment in about a day
We shop the specialty menu, the desktop valuation runs, and a firm commitment comes back fast with your tier priced in.
- 3
Close, then draw as you build
Funds land inside the week, staged draws follow the work, and the exit, sale or DSCR conversion, is mapped before you swing a hammer.
The quick eligibility check.
- First-time flippers allowed
- 12-24 month interest-only terms
- Interest only on drawn funds
- Draw inspections in days
- Soft credit pulls to pre-approve
- 1-4 units, condos, and infill
- Exits into a 30-yr DSCR
Keeping the property? Our DSCR programs are the standing exit, and the investment calculator will pressure-test the flip math, 70% rule included, before you offer. Just need raw speed with no renovation? The hard money page is that lane.
Straight answers
What is a fix and flip loan?
A structured renovation loan built around three numbers: what you're paying, what the rehab costs, and what the property is worth after repair. It funds the purchase and commits the full renovation budget at closing, releases that budget through staged draws as work completes, and expects to be paid off in months by a sale or a refinance.
How is this different from hard money?
Hard money is the broad method: asset-based private capital, priced on the as-is value, usually a lump sum with no rehab draws. A fix and flip program is the structured product that grew out of it: ARV-based sizing, a contractor scope, a draw schedule, and published pricing tiers built on your track record. If you're renovating with a budget, this page is your loan. If you just need speed on an acquisition, our Hard Money page is.
Do I need flipping experience?
No, but it pays. First-timers start around 80-85% of purchase at standard pricing, sometimes paired with a licensed contractor. Three flips in, points drop and leverage rises. At ten-plus you're at the top of the ladder: max leverage, reduced draw fees, fast-track funding. Every completed project is a raise.
How does 100% rehab financing work?
The renovation budget is committed upfront against your contractor's scope of work and released through draws as stages complete, with inspections that run in days. On the best programs, interest accrues only on what's been drawn, so the untouched rehab budget costs you nothing while it waits.
Isn't this expensive money?
Per month, yes, more than any bank loan, and anyone who dodges that question should worry you. But the product isn't the rate, it's the leverage and structure that make the deal work at all. Dutch-interest draws and no-prepay exits cut the true cost sharply on quick flips, and we quote the whole deal cost, not just a rate, so you can price the money against the margin.
What if I decide to keep the property?
Then the loan follows your change of heart. Built-in BRRRR conversions roll the flip loan into a 30-year DSCR rental loan once the property is finished and leased, without a new appraisal or fresh title work. Sell or hold, the exit is already standing.
Found the flip? Fund the whole plan.
Two minutes to send the address, the budget, and the ARV. No cost, no obligation, and a commitment fast enough to win.
Guthix Lending • NMLS# 2672037 · Fix and flip loans are business-purpose loans for non-owner-occupied investment properties. Leverage, after-repair-value caps, experience tiers, draw procedures, interest structures, prepayment terms, timelines, and pricing vary by program and change without notice; figures shown reflect the most favorable available tiers, commitments and closings depend on title, valuation, and program conditions, and draws are subject to inspection against an approved scope of work. Not all borrowers or projects will qualify. This is not a commitment to lend or an offer of specific terms.