Up to 90% of purchase + 100% of rehab
High Loan-to-Cost keeps your cash tied up in the next deal, not in this one. Full rehab funding means you do not stage projects around cash flow.
Fix-and-flip financing for Texas investors.
Short-term loans that fund both the purchase and the rehab — close in 7-14 days, interest-only payments, up to 90% of purchase + 100% of rehab. For Texas investors flipping in DFW, Houston, and Austin.
- Up to 90% LTC + 100% rehab
- 70% ARV cap
- 7-14 day close
A short-term, asset-based loan that funds purchase + rehab.
A fix-and-flip loan is a short-term (6-18 month) hard-money or private-money loan designed for investors purchasing distressed properties, renovating them, and reselling. Unlike conventional loans, fix-and-flip funds both the purchase price (often up to 90% LTC — Loan-to-Cost) and the rehab budget (often 100%), capped at 70% of the After-Repair Value (ARV). Underwriting is property-driven and asset-based: the deal pencils on the comps and the rehab scope, not on your personal income picture.
How a fix-and-flip loan goes from contract to flip.
- 01
Identify a deal that meets the 70% ARV rule
Total project cost (purchase + rehab + holding + closing) should land at or below 70% of After-Repair Value. We can run a back-of-the-napkin 70% calculation before you write the offer.
- 02
Submit purchase contract + rehab budget + ARV comps
Lender wants the executed contract, an itemized rehab scope and budget, and supportable comps for the After-Repair Value. A clean scope speeds underwriting materially.
- 03
Lender funds purchase + escrows rehab
The purchase portion funds at closing. The rehab budget is held in escrow and released in draws as work is completed and inspected — usually 3-5 draws across the project.
- 04
Make interest-only payments during the project
You only service interest during the 6-18 month term. That keeps monthly carry low while you focus capital on the rehab itself.
- 05
Complete the renovation
Manage your crews to the scope and timeline. Inspector signs off on each draw milestone before the next tranche of rehab funds releases.
- 06
Sell or refinance to a permanent loan
Exit by selling at the ARV (the standard flip), or refinance to a DSCR or conventional rental loan if you decide to keep the property — the BRRRR pivot.
Built for Texas flippers who close fast and price right.
The Texas flip market rewards two things: speed at the contract stage and discipline at the rehab stage. A fix-and-flip loan is engineered for both — 7-14 day close so you compete with cash offers, escrowed rehab draws so the project actually finishes on budget. We work fix-and-flip files alongside DSCR and bridge, so when your flip pivots to a hold (the BRRRR play), the refinance path is already mapped.
Fix-and-flip is the right tool when:
- You are an active flipper with a track record (some lenders accept first-time flippers with a strong deal)
- You target DFW infill markets — Oak Cliff, East Dallas, Garland
- You work the Houston Heights / EaDo distressed market
- You play Austin neighborhood gentrification — East Austin, North Loop
- You have cash for 10% down plus 3-6 months of holding-cost reserves
Why fix-and-flip wins for Texas flip investors.
70% ARV cap (the 70% rule)
The lender holds the deal to the same 70% ARV math experienced flippers use. If a project does not pencil at 70% ARV, the deal does not get funded — discipline is built into the underwriting.
Closes in 7-14 days
Asset-based underwriting and pre-built lender relationships mean we routinely close fix-and-flip files inside two weeks — competitive with cash offers in hot Texas submarkets.
Interest-only during the project
You service interest during the 6-18 month term. Low monthly carry preserves cash for the rehab itself and for parallel deals.
No income / DTI documentation typically required
Personal income is not the qualifying factor. Underwriting reads the deal, the rehab scope, and the exit plan — not your tax returns.
Asset-based qualification (FICO matters less)
FICO 660+ helps with pricing but is not strict. The property quality, the comps, and the rehab budget carry the file.
70%
ARV cap (the 70% rule)
Fix-and-flip questions, answered.
What is the 70% rule?
The 70% rule is the standard flip-investor heuristic: total project cost (purchase + rehab + holding + closing + selling) should not exceed 70% of After-Repair Value. The remaining 30% covers your profit and a safety margin for cost overruns or comp slippage. Most fix-and-flip lenders underwrite to this same 70% cap.
How fast can you close?
Most fix-and-flip files close in 7-14 days from a clean application. Speed depends on appraisal turn (5-7 days typical), title clearance, and how complete the rehab budget is at submission. Repeat borrowers with prior files on record close at the fast end of the range.
Do I need a track record?
Some lenders require 2-3 prior flips for full leverage; others accept first-time flippers with a strong deal, a contractor on board, and meaningful cash reserves. A clean 70% ARV deal opens doors that experience alone does not.
What FICO score is required?
Fix-and-flip is asset-based, so FICO floors are softer than conventional. Most lenders accept 660+ with mainstream pricing; sharpest pricing typically lands at 700+. A few lenders will work files in the low 600s if the deal pencils and reserves are strong.
How does the rehab escrow work?
The full rehab budget is held by the lender in escrow at closing and released in draws — typically 3-5 milestones tied to inspections (e.g., demo complete, mechanicals roughed-in, drywall up, final). You front each milestone with your crews; the draw reimburses you after inspection sign-off.
Can I refinance to long-term after?
Yes — that is the BRRRR pivot. After rehab is complete and the property is rented, you refinance the fix-and-flip loan into a DSCR or conventional rental loan. We map the refi exit at origination so the BRRRR sequence is structured end-to-end, not improvised.
Got a Texas flip deal? Let's run the numbers.
Fix-and-flip requirements at a glance.
- Investment property only (no owner-occupied)
- Property must pencil at 70% ARV or better
- 10% cash to close (some lenders 0% with a strong deal)
- Rehab budget approved by the lender
- Reserves of 3-6 months of holding costs
- Texas property
- FICO 660+ helpful but not strict (asset-based)
- Clear exit strategy — sell, or refi to DSCR / conventional
Fix-and-Flip vs Bridge vs Hard Money vs DSCR at a glance.
| Term | Purpose | LTV / LTC | Best for | |
|---|---|---|---|---|
| Fix-and-Flip | 6-18 months | Purchase + rehab | Up to 90% LTC + 100% rehab, 70% ARV cap | Investors flipping distressed properties |
| Bridge | 6-24 months | Bridge between two events | 60-75% LTV typical | Buy-before-sell, refi-before-stabilize, time-sensitive deals |
| Hard Money | 6-24 months | Asset-based short-term | 60-70% LTV typical | Pure asset-based deals, auctions, distressed acquisitions |
| DSCR | 30 years | Long-term rental hold | 65-80% LTV | Investors holding rentals long-term |
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Other ways we close
Bridge / Hard Money
Short-term asset-based financing for non-rehab use cases — auction buys, buy-before-sell, refi before stabilization.
Learn moreDSCR Loan
Long-term rental financing on the property cash flow — the standard BRRRR refinance exit after a successful flip-to-hold.
Learn morePortfolio / Blanket Loans
Single loan across 5+ rental properties — useful when your flip-to-hold pivot turns into a portfolio.
Learn more