We fund fix-and-flip investors nationwide, including out-of-state properties, through our lender network — purchase money, rehab draws, ground-up construction, and ADU value-add deals. Send us the deal and you’ll have real terms in 1 business day, not a rate quote that changes at the closing table.
Non-owner-occupied investment properties only · Nationwide, including out of state
Every loan below is underwritten on the property, the plan, and your track record — not on W-2s and tax returns. If the spread works, we’ll find the structure.
Acquisition plus rehab for single-family and small multifamily flips. Rehab funds are held back and released in draws as work is completed, so your capital stays in the project — not sunk into it.
For entitled, permit-ready projects — shovel-ready lots and teardowns. Funded against total project cost with a draw schedule matched to your build milestones.
Garage conversions, added units, and repositioning plays where the value is created after closing. We underwrite to the stabilized value your plan produces — added units, added rent, added exit price.
Short-term capital to secure a property, pull cash out of a finished project, or bridge between a sale and your next acquisition — including cross-collateral structures when one property carries the deal.
Three numbers in, a straight answer out. This quick estimator uses our standard fix & flip structure and Los Angeles County cost formulas as a baseline — the same math we’ll run on your term sheet, adjusted for your property’s state and county on the actual quote.
Type your numbers — the estimate updates as you go.
Preset to our standard structure. Adjust any of them to test a different scenario.
How the estimate is built: purchase escrow at $1,500 + $1.25 per $1,000 of price; resale escrow $500 flat; title insurance at California filed-rate tiers; transfer tax at $5.60 per $1,000 (LA County + City of LA); property tax at 1.25% of price per year, prorated over the hold; 15 days of odd-days interest at closing; interest on rehab draws averaged at 50% drawn; lender fees of $1,595 plus a $695 appraisal included. Cash to bring at closing is the unfunded part of the purchase price plus all purchase-side closing costs — it does not include interest for the hold, which is paid monthly as you go. If your lender requires interest prepaid at closing, turn on the “Prepay interest at closing” option above and the full hold’s interest is added to that figure. For out-of-state properties, escrow, title, transfer tax, and property tax vary by location and will be priced on your term sheet. An estimate, not a quote — your term sheet prices your actual deal.
No portal accounts, no document scavenger hunt. One form, one conversation, one term sheet.
Complete the intake form below — property, purchase price, rehab budget, and your ARV. Five minutes, no documents required yet.
We run the numbers the way a lender actually does — loan-to-cost, ARV coverage, exit — and come back with an indicative term sheet or a straight answer on what would make the deal work.
Purchase contract, scope of work, entity docs, and your experience summary. Appraisal or valuation ordered immediately — it’s the long pole, so it starts day one.
Most complete files close in 7–14 days. Rehab funds release in draws against completed, inspected work so your crews keep moving.
We lend nationwide on non-owner-occupied investment property, including out-of-state deals through our lender network. Here’s the honest version of what gets funded — and what doesn’t.
With a complete package — executed purchase contract, scope of work, and entity documents — most files close in 7–14 days. The valuation is usually the rate-limiting step, which is why we order it the day your intake is approved.
On fix-and-flip loans, up to 90% of the purchase price plus 100% of the rehab budget, subject to an overall cap against the after-repair value. Ground-up construction runs up to 80% of total project cost for experienced builders. Your exact leverage depends on the spread, your experience, and liquidity.
Yes — if the deal carries itself. First-time borrowers get stronger terms with a licensed, experienced contractor, a conservative ARV supported by real comps, and cash reserves for the unexpected. Tell us your experience honestly on the intake; it shapes structure, not eligibility.
Rehab money is held back at closing and released in draws as work is completed and verified. You request a draw, we confirm the work is in place, and funds are wired — typically within a few business days — so you’re never floating the whole rehab out of pocket.
Private money is priced on rate plus points, and both depend on leverage, experience, and deal risk. You’ll see the full picture on your term sheet before you commit to anything — no junk fees appearing at the closing table. Submit the deal and the numbers will be specific, not a teaser range.
Yes. We are now able to accept out-of-state properties in various market. We prefer Metropolitan/ Urban/ SubUrban Marketplaces where investors comparables are showing deal sponsor success.
Just the intake form below. If the deal fits, we’ll ask for the purchase contract (or address if you’re still negotiating), your rehab scope and budget, entity documents, and a short summary of your project experience.
Tell us about the deal. We review every submission personally and respond with indicative terms — or honest feedback on the numbers — within 1 business day.
Prefer to talk it through first? Reach out directly:
Your loan request is in — nice work getting it over the line. We’ll review your deal personally and respond with indicative terms within 1 business day, so keep an eye on your email and phone. Here’s a copy of everything you sent, for your records.
