Fix & Flip Loans
Got a distressed property that a bank won't touch? That's exactly what I'm here for. I fund the acquisition and the renovation in one loan. Draws get released as work is completed so your project never stalls waiting on reimbursements. First flip or fiftieth — if the deal makes sense, I fund it.
- 10%
- Rates From
- Up to 90%
- Purchase
- 24 hrs
- Close In
A fix and flip loan is short-term, asset-based financing built for investors who buy undervalued property, renovate it, and sell for a profit. Traditional banks move too slowly and shy away from distressed condition — by the time an underwriter says yes, the deal is gone. Hard money is built for the opposite: speed, flexibility, and a lender who understands the after-repair value (ARV) is what matters.
With Hard Money Henry, your purchase and rehab are financed together in a single loan. You bring a smaller amount to the table at closing, and renovation funds are held in reserve and released as draws when work is completed. That keeps your own capital free to take down the next deal instead of sitting in drywall and cabinets.
Because I'm a direct lender, you talk to the person who actually approves your loan. No committee, no layers, no 'let me check with my capital partner.' If the numbers work, you get a commitment letter — often within 24 hours — and you close fast enough to compete with cash buyers.
Fix & FlipRates, Terms & LTV
The headline numbers for a fix & flip loan. Every deal is priced on its own merits — these are the guardrails.
| Metric | Terms |
|---|---|
| Interest Rate | From 10% |
| Loan-to-Purchase | Up to 90% |
| Rehab Funded | 100% |
| Max Loan-to-ARV | 70% |
| Points | From 2 |
| Term | 6–18 months |
Why It Works
- Financing for both acquisition and construction
- When the deal is real, we move
- Keep your project moving without cash-flow delays
Best For
- First-time and seasoned flippers
- Distressed or value-add properties
- Investors who need acquisition and rehab in one loan
Rates & Terms
- Rates from 10%
- Up to 90% of purchase price
- 100% of rehab funded
- Points from 2
- 6–18 month terms
Speed
- Commitment letter in 24 hours
- Close in as little as 24 hours
- Rehab funds disbursed through construction draws
Collateral
- 1st lien position
- Single & multi-family
- Non-owner occupied
How Fix & Flip Funding Works
- 01
Send The Deal
Share the address, purchase price, rehab budget, and your exit plan. Two minutes, no application fee, no obligation.
- 02
Get Terms
I underwrite on the deal and the ARV, not red tape. Expect a commitment letter — often the same day.
- 03
Close & Draw
Close in as little as 24 hours. Rehab funds release in draws as work is completed and inspected.
- 04
Renovate & Exit
Finish the project and sell or refinance. Roll your profit — and your relationship — straight into the next flip.
Property Types We Fund
A fix & flip loan works across these property types. Explore each to see specifics on underwriting and leverage.
Fix & Flip Deals I've Funded
Real closings, real investors. Here are fix & flip projects funded with the same speed and terms waiting for your next deal.
- Refi & Rehab
$4,460,000
Linthicum, MD
Commercial
Fix & Flip$2,260,210
New Hope, PA
Single Family
View case study- Fix & Flip
$2,205,000
New Hope, PA
Single Family
States Where I Fund Fix & Flip Deals
See local rates, terms, and funded deals for your market.
Henry funded my first flip after three banks passed. I had a commitment letter the same day and closed in two.
Qualifying For A Fix & Flip Loan
I underwrite on the deal, not red tape. Here's what makes a fix & flip loan easy to approve.
- A property with real value-add or ARV upside
- A clear renovation budget and scope of work
- A defined exit — resale or refinance
- Down payment / skin in the game on the purchase
- Entity (LLC) borrower — business-purpose only
Fix & Flip Loan FAQs
Yes. First project or fiftieth — if the deal makes sense, I fund it. I focus on the viability of the deal, not just your track record.
Rehab funds are held and released in draws as work is completed and inspected, so you are never fronting the full renovation out of pocket. Draw inspections are fast so your crew keeps moving.
Typically you fund a portion of the purchase price (up to 90% financed) plus closing costs. 100% of the approved rehab budget is financed through draws. Exact figures depend on the deal and the ARV.
ARV is the After-Repair Value — what the property is worth once renovations are complete. Fix and flip loans are sized against the ARV because that is the number that determines your profit and my collateral.
In as little as 24 hours once we have terms agreed and title is clear. Because there is no loan committee, speed comes down to how quickly documents and title come together.
No prepayment penalty on fix and flip loans. When your project sells, you pay off the loan and keep your profit — the faster you exit, the less interest you pay.
Explore More Loan Options
Supporting Guides & Articles
- How To Fund Your First Fix & Flip In 2026Everything a first-time flipper needs to know about hard money — from ARV and points to draw schedules and closing in 24 hours.
- Understanding ARV: The Number That Makes Or Breaks Your LoanAfter Repair Value drives how much a hard money lender will give you. Here is how to calculate it like an underwriter and defend it with comps.
- Hard Money vs. Conventional: When Speed WinsA 45-day bank close can cost you the deal. Here is when paying a few points for speed and certainty is the smartest money you will spend.
Ready To Fund Your Deal?
Tell me about your project and get a same-day answer. No application fee, no obligation, no nonsense.