Fix & Flip Loans – 90% Purchase + 100% Rehab | Fast Hard Money Financing Nationwide
We have funded over 15,000 fix and flip loans!
Fix and Flip Lenders, Loans – HardMoneyMan.com LLC
LLC offers industry-leading fix and flip loans tailored for real estate investors across the U.S.—with quick approvals, transparent terms, and over 25 years of experience funding rehab projects from coast to coast.
What is the 70% Rule for fix and flips?
We suggest using this formula when seeing if your deal qualifies as a deal –
ARV x 70% less your rehab budget = your max offer/purchase price
Fix and Flip Loans for beginners are not an issue for us like they are with other lenders. We will lend to first time flippers!!
Why Our Fix and Flip Loans Work for You
- Up to 90% Purchase & 100% Rehab Financing We fund up to 75% ARV, helping you maximize ROI on every flip.
- Fast Closings in 7–8 Days Our process is built for speed—get deals done before the market shifts.
- Same-Day Draws with Snap App Submit renovation progress by noon ET and receive funds the same day.
- Ideal for New & Experienced Investors First-time flippers? No problem. Licensed Realtors and GCs get bonus tier bumps.
How It Works: Step-by-Step Loan Process
- Submit Your Scenario – We review your deal and provide a full pricing breakdown.
- Accept the Offer – Receive and complete the application package.
- Appraisal & Background Check – Get appraised in 3–5 days, then move to underwriting.
- Close Fast – Approved files are sent to closing attorneys—funding typically within a week.
Bonus: Ken Vesely personally oversees your loan. With 25,000+ funded deals, his expertise in fix and flip lending ensures smooth execution from start to finish.
Updated Fix and Flip Guidelines for Late 2025
- First-Time Investors: Finance projects with up to $100K rehab budgets at 80% purchase / 100% repairs
- Hi-Fico Program for 1st time and those with 3 or less flips last 36 months – 90% purchase/100% repairs/70% ARV with 740+ mid fico
- Experience Credit: Past flips outside 36-month window now count toward tier upgrades
- Snap App Integration: Fund draws on same day using mobile uploads
Fix & Flip Loan Tiers: Full Overview
| Loan Tier | Experience Required | Max Budget | Holdback Max | Minimum FICO | Max LTC | Max ARLTV |
|---|---|---|---|---|---|---|
| Tier 1 | 0 projects | $100K | 100% of renovation budget | 680 | 75–90% <720 / 720–740 / 740+ | <75% |
| Tier 2 | 1 project | $100K | 100% of renovation budget | 680 | 85–90% <720 / 720–740 / 740+ | <75% |
| Tier 3 | 2 projects | $500K | 100% of renovation budget | 680 | 85–90% <720 / 720–740 / 740+ | <75% |
| Tier 4 | 3–4 properties | $500K | 100% of renovation budget | 680 | 90% | <75% |
| Tier 5 | 5–9 properties | $500K | 100% of renovation budget | 680 | 90% | <75% |
Our New Draw Process – Same day draw funding
We are now funding draws the same day that you request your construction draw. We are using the snap app to do this. The process is simple
- Request the link to let us know what you are looking to draw for
- Within 30 minutes of this you will get a link for the snap app
- Go to the property, open the app, upload the pictures
- If the pictures are in by noon eastern, your wire will be out the same day!
What Is a Fix and Flip Loan?
A fix and flip loan is short-term financing that allows investors to buy distressed or undervalued properties, renovate them, and sell for profit. Compared to conventional mortgages:
Shorter terms (6–12 months)
Faster funding cycles
Higher flexibility in underwriting
Perfect for turning properties quickly, improving market value, and building capital.
What Is House Flipping? A Beginner’s Guide to Real Estate Profit
House flipping is a proven real estate investment strategy where investors purchase undervalued or distressed properties, renovate them, and quickly resell for a profit. Popular among both beginners and seasoned pros, flipping houses can generate strong returns—if done with careful planning and smart execution.
How House Flipping Works
Buy Low – Identify properties priced below market value due to condition or foreclosure.
Rehab Strategically – Renovate with ROI in mind. Focus on updates that increase resale appeal and home value.
Sell High – List the upgraded property in a hot local market and aim for a fast, profitable closing.
Why House Flipping Can Be Profitable
Short Investment Cycles – Most flips are completed within 3–6 months.
High ROI Potential – Profit margins vary, but smart flips can yield 15–30% returns.
Market Flexibility – Works in both rising and stagnant housing markets if the numbers make sense.
Key Success Factors
| Factor | Why It Matters |
|---|---|
| Accurate Property Valuation | Prevents overpaying and identifies best rehab candidates |
| Renovation Budget Planning | Ensures upgrades improve value without overinvesting |
| Local Market Insight | Helps forecast resale prices and buyer demand |
| ROI Analysis | Identifies profitable deals based on After Repair Value (ARV) |
Tips for First-Time House Flippers
Start small—avoid overextending on your first project
Use fix and flip loans designed for short-term rehab financing
Work with experienced contractors and appraisers
Focus on neighborhoods with high buyer activity and low inventory
The Payoff: Financial Freedom Through Real Estate
While house flipping isn’t a guaranteed path to wealth, it offers the potential for meaningful financial gains, independence, and long-term portfolio growth. With a trusted lender, smart tools, and market insight, even beginners can flip their way to real estate success.
Case Studies – A Few Recently Funded Fix and Flips
Putnam County, NY Fix and Flip
- Loan Amount $232,650
- Units 1
- LTARV 59%
- Term 12 months
- Purchase Price $175,000
- Budget $83,900
- ARV $390,000
Branchburg NJ – Fix and Flip and add a level
- Loan Amount $403,000
- Units 1
- LTARV 57.6%
- Term 12 months
- Purchase Price $225,000
- Budget $227,500
- ARV $700,000
Dix Hills, Long Island NY – Fix and Flip
- Loan Amount $756,000
- Units 1
- Loan to cost 80%
- Term 12 months
- Purchase Price $825,000
- Budget $96,000
- ARV $1,157,000
Brunswick GA – Fix and Flip of historic home
- Loan Amount $540,000
- Units 1
- Loan to cost 78%
- Term 12 months
- Purchase Price $461,000
- Budget $180,000
- ARV $840,000
Hassle Free Hard Money Fix and Flip Loans
HardMoneyMan.com LLC’s fix and flip program offers up to 90% of the purchase price and 100% of the renovation costs, not to exceed 70% of the after-repair value. We’re successful because we want our investor partners to be successful. Our goal is to help you make money on your next rehab project.
We have all loan programs for investors ranging from fix & flip loans, ground up spec home funding, 1-2-year refinance take out loans and 30 year landlord loans (5/1 arm, 7/1 arm, 10/1 arm, 30 year fixed). We have been lending to investors since 1998 and provide a quick closing solution to investors across the country.
Why Choose Fix and Flip Loans For Your Next Project?
Fix and Flip Loans are a vital tool for real estate investors. It is a loan made by a hard money lender for the investor to buy, fix and sell a house. More recently, many investors have been rehabbing houses and then renting them out to hold as a long term rental.
Banks just do not understand that you can buy a property, put some money into it, and it could be worth a considerable amount more once you do this.
Yes, I know banks have their 203k program, but closings on those are mostly limited to homeowners (this is not an investor product) and typically these are not quick easy closings like hard money loans are.
Not sure which markets you should be looking at (if you fix and flip outside your home market), then this article “where to invest as a fix and flipper in 2022” is a great read for you.