Fix and Flip Loans
Up to 90% Purchase + 100% Rehab
Not eligible: Owner-occupied properties, 5+ unit multifamily, mixed-use, commercial properties, mobile/manufactured housing, condotels, co-ops, and rural properties.
Direct Capital for Fix & Flip Investors
HardMoneyMan.com LLC is a direct lender providing financing for qualified investors purchasing and renovating 1–4 unit residential investment properties. With more than $3 Billion in real estate capital funded and 28 years of lending experience, we structure fix and flip loans around the purchase, renovation budget, property value, and investor experience — with the goal of closing qualified transactions in as little as 7–8 days.
Built for speed. Qualified fix and flip borrowers can benefit from streamlined underwriting, fast property valuation through desktop appraisals where permitted, interest-only payment structures, and renovation financing designed to keep projects moving.
What Real Estate Investors Say About HardMoneyMan.com
See what investors have experienced working with our team for fix and flip financing, fast closings, renovation funding, and other real estate investment loans.
Fix & Flip Loan Guidelines
Our fix and flip financing is designed specifically for non-owner-occupied 1–4 unit residential investment properties. Loan structure is based on the property, purchase price, renovation scope, projected after-repair value, borrower experience, credit profile, and overall strength of the transaction.
Core Loan Guidelines
Leverage, Value & Speed
Desktop appraisals are available for qualifying fix & flip transactions, helping streamline the valuation process and support a faster closing timeline.
✓ Eligible Properties
- ✓ Non-owner-occupied single-family residences
- ✓ 2–4 unit multifamily properties
- ✓ Townhomes
- ✓ Planned Unit Developments (PUDs)
- ✓ Condominiums outside Florida
- ✓ Purchase or refinance transactions
✕ Important Property Restrictions
- ✕ No mixed-use properties
- ✕ No 5+ unit multifamily properties
- ✕ No commercial properties
- ✕ No mobile or manufactured housing
- ✕ No co-ops or condotels
- ✕ No operating farms, ranches, or orchards
- ✕ No rural properties where prohibited by program guidelines
Credit & Experience Guidelines
Credit Requirements
- 660 minimum FICO is the standard guideline
- Scores below 660 and above 620 may receive lender discretion
- Tri-merge credit report required
- Additional reserve requirements may apply based on credit depth
Inexperienced Borrowers
- FICO of 680+ generally required
- Light renovations up to 25% of purchase price
- Profitable transactions with strong projected returns
- Up to 80% LTC for qualifying inexperienced borrowers
How ARV & Leverage Work
For fix and flip financing, the projected After-Repair Value (ARV) is an important part of determining how much leverage a property can support. The loan is evaluated against the purchase price, renovation budget, projected completed value, borrower experience, credit profile, property, and overall transaction.
What Is After-Repair Value?
ARV is the estimated market value of an investment property after the planned renovations are completed. It helps determine whether the purchase price and renovation plan create enough value to support the proposed financing.
For a fix and flip investor, understanding ARV before purchasing is critical. A strong deal generally has enough projected value after renovation to support the loan, cover the investor's costs, and provide an appropriate margin for the planned resale.
Why ARV Matters
- ✓ Determines leverage: Maximum leverage is subject to both LTC and ARLTV limits.
- ✓ Measures completed value: The projected value after renovations is evaluated as part of the transaction.
- ✓ Supports the exit: A realistic resale value helps establish whether the planned flip makes sense.
- ✓ Protects the transaction: Purchase price, renovation costs, and completed value must work together.
Understanding Fix & Flip Leverage
The program can provide substantial leverage for qualifying transactions, but the final loan amount is determined by the applicable leverage limits and underwriting.
Built for Fast Acquisition
When a property makes sense, speed matters. Qualifying fix and flip transactions can target a 7–8 day closing, helping investors compete with cash buyers and sellers who need a reliable closing timeline.
Desktop Appraisals Available
Desktop appraisals are available for qualifying fix and flip transactions. This can help streamline the valuation process while maintaining the underwriting review required for the transaction.
Fix & Flip Experience & Leverage
Your real estate experience can affect the amount of leverage, renovation scope, and overall structure available for a fix and flip loan. The matrix below provides a general guide for qualifying borrowers.
| Program Factor | Tier 1 0 Deals |
Tier 2 1–2 Deals |
Tier 3 3–4 Deals |
Tier 4 5–9 Deals |
Tier 5 10+ Deals |
|---|---|---|---|---|---|
| Maximum Budget | $100,000 | $500,000 | $500,000 | $500,000 | $500,000 |
| Minimum FICO | 680 | 680 | 660 | 660 | 660 |
| Maximum LTC | Up to 90%* | Up to 90%* | Up to 90% | Up to 90% | Up to 90% |
| Maximum LTFC | N/A | N/A | N/A | 90%** | 90%** |
| Maximum ARLTV | 70% | 70% | 75% | 75% | 75% |
| Maximum Rehab Holdback | 100% | 100% | 100% | 100% | 100% |
Important Leverage & Experience Notes
* For Tier 1 and Tier 2 borrowers, leverage above 85% LTC may be subject to higher rates and additional underwriting requirements.
** Maximum LTFC of 90% applies where applicable based on the leverage structure.
Experience tiers are based on the number of qualifying fix and flip or rental properties completed. Final leverage, renovation scope, loan amount, reserves, pricing, and approval are subject to property-specific underwriting.
Internal Valuations for Eligible Fix & Flip Loans
Waiting for a traditional appraisal can add unnecessary time to a real estate transaction. On many eligible Fix & Flip transactions, our Internal Valuation process can help streamline the valuation and underwriting process so qualified investors can move toward closing faster.
Which Fix & Flip Deals May Qualify?
- ✔ Purchase and eligible delayed-purchase transactions
- ✔ 1–4 unit residential investment properties
- ✔ Eligible non-owner-occupied properties
- ✔ Borrowers from first-time investors through experienced investors
- ✔ Borrower and property must meet applicable program guidelines
Why Investors Use Internal Valuations
- 🚀 Faster valuation process on eligible transactions
- 📱 Streamlined property documentation and photo submission
- ⚡ Faster underwriting without automatically waiting for a traditional appraisal
- 🏡 Faster path to closing when all other requirements are satisfied
- 📋 More efficient transaction management for time-sensitive investment purchases
How the Internal Valuation Process Works
The process is designed to keep the valuation and underwriting process moving without unnecessarily delaying a qualified Fix & Flip transaction.
Submit Your Deal
Submit the property, purchase price, renovation scope, borrower information and other required documentation through the loan process.
Provide Property Information
Provide required property photos and supporting information so the property and proposed improvements can be evaluated.
Internal Valuation
For eligible transactions, our valuation process can allow underwriting to proceed without automatically waiting for a traditional appraisal.
Move Toward Closing
Once valuation, underwriting, title and all other requirements are satisfied, qualified transactions can move toward closing in as little as 7–8 days.
Fast Fix & Flip Rehab Draws
Financing the purchase is only part of a successful fix and flip. Your renovation funding needs to keep pace with the project. Our Snap App inspection system helps eliminate traditional inspection delays so eligible rehab draws can be reviewed and funded quickly.
Keep Your Flip Moving
Traditional rehab draw inspections can create unnecessary delays. Our Snap App inspection system eliminates the need to wait for a third-party inspector, and approved draws are typically funded within 24 hours.
For investors using fix and flip loans, timely access to renovation funds can be just as important as the initial acquisition financing. Our rehab draw process is designed to help investors move from completed work to funded draws quickly, keeping projects on schedule and reducing unnecessary carrying delays.
Ready to Get Your Flip Funded?
The faster we can review the property, renovation plan and borrower profile, the faster we can determine whether the deal fits our fix and flip loan guidelines. Having the following information ready can help move your submission forward.
Quick Fix & Flip Qualification
Submit your property, renovation plan and borrower information and let our team determine how the deal fits within our current fix and flip guidelines.
🚀 Submit Your DealFix & Flip Property Guidelines
Our Fix & Flip financing is designed specifically for investors purchasing and renovating non-owner-occupied 1–4 unit residential properties. Loan structure, leverage and approval are based on the property, renovation plan, borrower experience and overall strength of the transaction.
🏠 Eligible Property Types
*Condominium eligibility is subject to program guidelines and geographic restrictions.
🚫 Properties We Do Not Finance With This Program
Core Fix & Flip Guidelines
Important: This Is a Residential Fix & Flip Program
This program is specifically designed for 1–4 unit residential investment properties. It is not a construction loan, commercial loan, asset-based loan or financing program for 5+ unit properties. All properties must meet applicable eligibility, market and underwriting requirements.
Fix & Flip Resources
Explore our Fix & Flip guides, financing resources and investor tools to better understand leverage, loan requirements, the funding process and how fix and flip financing works.
📈 Fix & Flip Basics
What Is a Fix & Flip Loan? → Private Lenders for Flipping Houses → Fix & Flip vs. Bridge Loans →⚙️ Fix & Flip Financing
Fix & Flip Loan Requirements → Fix & Flip Draw Process → Fix & Flip Loan Program →🧮 Investor Tools & Guides
70% Rule & Maximum Offer Calculator → Fix & Flip Loan Rates → Fix & Flip Loans With Less Cash →Have a Property Under Contract?
Submit the property, purchase price, renovation budget and borrower information. We'll review the transaction against our Fix & Flip guidelines.
🚀 Submit Your Fix & Flip DealFix and Flip Loans FAQs
Get answers to common questions about fix and flip financing, leverage, credit requirements, renovation funding, appraisals, closing times, and qualifying for a real estate investment loan.
What are fix and flip loans?
How much can I borrow with a fix and flip loan?
Do you offer 100% rehab financing for fix and flip projects?
What credit score do I need for a fix and flip loan?
Can a first-time investor get a fix and flip loan?
How quickly can a fix and flip loan close?
Do fix and flip loans require an appraisal?
Do fix and flip lenders look at my income?
Can I use a fix and flip loan for the renovation costs?
How is the After-Repair Value used for a fix and flip loan?
Can I get fix and flip financing through an LLC?
What do I need to apply for a fix and flip loan?
Are fix and flip loans interest-only?
Can I use fix and flip financing for a commercial property?
Have a Fix & Flip Deal?
Send us the property, purchase price, renovation budget, and your experience. We'll review the transaction and determine the appropriate financing structure.
🚀 Submit Your Deal