You found the house. The numbers work if you can buy it, pay the crew, and get in and out on a clock a bank will not keep. That is the Fix & Flip file — short-term money against a renovation, closed in your LLC, not a consumer mortgage in your personal name.
We broker private money. We are not a bank, and we are not NMLS-licensed. These are business-purpose loans to an entity. If you want the long version of why the LLC comes first, read why investors fund through an LLC. This post is the flip product: what it is, what it covers, and what we actually need on the file.
What a Fix & Flip loan is
A Fix & Flip loan is short-term financing to buy a residential property, renovate it, and exit — sell it, or stabilize it and refinance. You are not asking a bank to underwrite your W-2. The lender is underwriting the deal: purchase, rehab, after-repair value, and a clean way out.
On the live desk the product points are simple, and we will not dress them up:
- Up to 95% of purchase + 100% of rehab costs
- Terms: 6–24 months
- Rehab draws as the work gets done
Those are the published terms. The quote on your file still depends on the property, the entity, and the lender. Leverage, rate, and how draws are scheduled are not one-size-fits-all, and we will not invent a rate sheet here.
Why the loan sits in your LLC
Private-money Fix & Flip is a business-purpose loan. The borrower is the LLC (or another business entity) — not you buying a primary residence. That is how the program is built. It also keeps the investment on its own books: the property, the note, and the rehab budget live in the entity.
We are not your attorney, and this is not legal advice. Form the entity the way your counsel or formation service tells you to. What we need on our side is an entity that can close, an EIN, and a deal we can take to a lender. Brand-new LLCs are not an automatic no. A thin entity with a sloppy file is a slower file.
What the money is for
Purchase and rehab. That is the job. The purchase advance gets you to the closing table. Rehab funds come in draws so the work is paid as it is completed, not as a lump sum on day one that disappears into a dumpster and a hope.
On the application we ask for purchase price, rehab amount, ARV, whether you are changing the footprint, and the exit — flip/sell, hold and rent, or BRRRR. Those fields exist because that is the story the lender reads. If you do not know the exit yet, you do not have a flip file. You have a maybe.
This product is for investor property. It is not a consumer renovation loan on the house you live in.
How rehab draws work
Draws are the part first-time flippers underestimate. You do not get the full rehab budget in the wire at closing. You get it in pieces as the work hits agreed milestones — demo, rough-in, finishes, final. The lender wants to see progress before the next check leaves.
That protects the capital and, frankly, it protects you from burning the budget out of order. Plan your contractor and your cash around a draw schedule, not around “the whole rehab hits my account Tuesday.” If your crew needs a deposit before the first inspection, that is a liquidity question on your side, not a surprise the loan is supposed to solve after the fact.
What we look at on a flip file
We match deals to private capital. We do not warehouse loans. What we send a lender has to stand up as a deal:
- The numbers. Purchase, rehab, ARV. If those three do not hang together, nothing else saves the file.
- The exit. Sell, hold, or refinance into a rental product. Pick one and be able to say why.
- The entity. LLC (or other business entity) ready to close. See the LLC post.
- Experience and credit. They help, and they vary by lender. They are not a substitute for a deal that works. We will not quote a cutoff here that we cannot stand behind on every program.
- Liquid funds. Closing costs, first draws, and the gap between “approved” and “the roofer wants a check.” We ask for this on the application because it matters.
Same-day pre-approval is on the table when the file is ready. “Ready” means we can read the deal without guessing. A one-line text that says “good deal in Texas” is not a file.
How Fix & Flip sits next to DSCR and construction
Smart operators do not marry one product. The desk also brokers DSCR, ground-up construction, bridge, and GAP. The three that usually travel together on a flip-to-hold path:
- Fix & Flip — buy and renovate on a 6–24 month clock, with rehab draws.
- DSCR — once the property is rented and the rent covers the note, you can look at a longer hold based on the asset’s cash flow, not your W-2. That is the DSCR post.
- Construction / ground-up — different job. You are building, not rehabbing an existing house. Land plus vertical. Same LLC rule. See construction loans for LLC investors.
A common path is flip money in, work done, tenant in, then a DSCR refinance so you pull capital back and do it again. People call that BRRRR. It only works if the rental numbers are real after the rehab — not if you assumed a rent the street will not pay.
Bridge and GAP are on the same desk when the file needs a short bridge to permanent money, or a gap between what the first lien will do and what the project costs. We will not invent terms for those here. If that is your situation, say so on the application.
Mistakes that stall a flip file
- No entity, or the entity is a mess. You close in the LLC. Personal-name consumer files are a different world, and not this one.
- Rehab budget written as a wish. Low-ball the work and the draws will not cover the house. The lender will see it. So will your contractor.
- ARV from a Zillow screenshot. After-repair value has to be defensible. Comps, condition, and the actual scope — including whether you are changing the footprint.
- No exit. “We’ll see” is not a 6–24 month plan. Sell, hold, or refinance. If the hold needs DSCR later, run those rents now.
- Treating draws like a blank check. Schedule the work to the draw schedule, or you will fund the first two weeks out of pocket and get angry at the loan for doing its job.
How to put a file in front of us
- Entity first. LLC (or other business entity) that can take title and the loan.
- Deal on paper. Address, purchase, rehab, ARV, footprint yes/no, exit. The same fields as the live application.
- Apply. Same intake we use on Funded Funding — the JotForm below. Or call (520) 552-7065 if you need to know whether the deal is even a flip file before you fill it out.
From there it is the same process as the site: apply → pre-approve → lock terms (leverage, rate, term, draws) → close in the entity and fund.
Frequently asked questions
Do I have to flip — or can I hold after the rehab?
The loan is built for a short hold and an exit. That exit can be a sale or a refinance into a rental product once the property is stable. Tell us the exit on day one. Do not switch stories halfway through draws.
Can a new investor get a Fix & Flip loan?
Experience helps, and some lenders care more than others. A clean deal and an LLC that can close will always beat a long résumé attached to a file that does not work. We will not promise a first-timer a yes. We will look at the deal.
Is this available in every state?
No. Terms vary by lender, property, and borrower entity. Not available in every state. If you are not sure about your market, ask before you spend a week on a file we cannot place.
Are you the lender?
No. Funded Funding is a private-money brokerage. We match investor deals with private capital. We do not warehouse loans. We are not a bank.
Ready to get funded?
If you have an LLC and a renovation deal with real numbers, send the file. Fix & Flip, DSCR, construction, bridge, and GAP all go through the same intake. We will tell you which product the deal actually is.
No invented loan counts. No stock testimonials. Just the deal, the entity, and a desk that underwrites what you sent.
Ready to get funded?
If you have an LLC and a deal, apply here. Same intake form as the live site.