Fix and Flip Loans
Direct Funding for Real Estate Rehabbers
Institutional Capital for Strategic Rehabbers
HardMoneyMan.com LLC is a direct private lender that has provided real estate investors with over $3 Billion in funding since 1998. We fund with our own capital, allowing for faster approvals, higher leverage, and consistent execution without traditional bank delays.
Leveraging After-Repair Value (ARV)
A true fix and flip loan is more than just a mortgage—it’s a strategic tool used by real estate investors to acquire and renovate distressed assets. Instead of focusing on personal income, we primarily underwrite based on the After-Repair Value (ARV) of the property.
This approach allows investors to move quickly and secure high-leverage financing—often up to 90% LTC—giving you a competitive edge in fast-moving markets.
- ✔️ Asset-Focused: Property value drives approval.
- ✔️ Speed: Close in as little as 7–10 days.
- ✔️ Fast Draws: Rehab funds released quickly.
- ✔️ No Prepayment Penalty: Exit when ready.
Program Parameters
Direct Financing for 1–4 Unit Residential Flips
| Loan Parameter | Fix & Flip Terms |
|---|---|
| Maximum Leverage | Up to 90% Purchase / 100% Rehab |
| After-Repair Value (ARV) | Up to 75% ARV Limit |
| Loan Amounts | $50K – $3M+ |
| Interest Rates | Starting at 10% – 12% |
| Closing Speed | 7 – 8 Business Days |
| FICO Minimum | 620+ (680 no experience unless 740+ credit) |
| Income Docs | 🚫 None Required |
Funding Tiers Based on Experience
We reward active investors with higher leverage and easier qualification.
Track Record: 0 Units
LTC: Up to 90% depending on mid credit
Rehab: 100%
ARV: 70%
Track Record: 1–2 Units
LTC: Up to 90%
Rehab: 100%
ARV: 70%
Track Record: 3–4 Units
LTC: Up to 90%
Rehab: 100%
ARV: 75%
Track Record: 5–9 Units
LTC: Up to 90%
Rehab: 100%
ARV: 75%
Track Record: 10+ Units
LTC: Up to 90%
Rehab: 100%
ARV: 75%
24-Hour Funding Cycles
We don’t just fund your acquisition—we keep your renovation moving. Our Snap App inspection system eliminates traditional 7–10 day bank draw delays.
Why Experienced Flippers Switch
Traditional lenders take 7–10 business days for draws. We fund in under 24 hours to keep contractors on schedule and projects moving.
Ready to Get Funded?
No tax returns. No pay stubs. Just deal-driven underwriting. Have these 4 items ready for a fast approval.
Fix & Flip Case Studies
Real deals. Real leverage. Real execution speed for investors scaling across multiple markets.
The 70% Rule for Fix & Flip Deals
Experienced investors use the 70% Rule as a baseline to determine Maximum Allowable Offer (MAO) on distressed properties.
The Calculation
Example: ARV $500k with $75k rehab → max offer ≈ $275,000.
Lending Reality
The 70% rule is a guideline—not a restriction. We evaluate project viability and your track record.
- ✔️ We lend up to 75% ARV
- ✔️ 100% rehab coverage
- ✔️ Higher leverage for experienced pros
Master the Fix & Flip Market
Deep dives into strategies, underwriting logic, and real investor execution systems.
📈 Flipping Strategies
Finding Lenders for Flips →
Fix & Flip vs Bridge Loans →
70% Rule Calculator →
⚙️ Funding Operations
Draw Process Explained →
What Lenders Want →
Fix & Flip Basics →
🏗️ Case Studies
Fix & Flip Lending FAQ
Direct answers for real estate investors and rehabbers.
Can I get a fix and flip loan with no experience?
Yes. First-time investors qualify. We fund up to 90% of purchase and 100% of rehab with adjusted credit requirements (typically 680+ FICO).
What is the maximum Loan-to-Cost (LTC) for house flipping?
Up to 90% LTC. We fund up to 90% of purchase price and 100% of rehab costs, with total exposure typically capped at 75% ARV.
How do construction draws work for rehab projects?
24-hour draws. Submit photos via our Snap App portal and approved funds are typically wired within 24 hours.
Is a credit check required for fix and flip loans?
Yes, but flexible. Minimum credit ranges from 620–660 depending on experience. Asset-based options may waive credit requirements.
Are monthly interest payments required during the flip?
No. Interest-only payments are standard, but qualified borrowers can use interest reserves for $0 monthly out-of-pocket payments.