Flip margins fall to 21.5%: what thinner profits mean for your next hard-money deal
The spread between purchase and resale is tightening. Here is how to protect the deal at the financing stage.
Read the note →Private real estate capital
Private capital for deals that can’t wait.
Hard money, bridge and DSCR financing for real estate investors — shopped across nationwide lending partners, with a straight answer on terms before you spend a dime.
No upfront fees
No credit pull to start
Broker, not a direct lender
Financing programs
One desk. The whole capital stack.
Whether you are buying at auction, funding a rehab, or refinancing a rental portfolio, we match the structure to the exit — not the other way around.
Hard money loans
Short-term, asset-based capital for fix-and-flip and bridge deals. Fast decisions, no minimum credit score.*
Rehab & bridge
Purchase plus renovation capital with draws released against completed work. Built for the project timeline.
Long-term & DSCR
Rental and portfolio financing underwritten to the property’s income. Refinance out of short-term debt.
Trust deed investing
Learn how investors participate in real estate debt secured by property. Details provided to qualified investors.
Unsecured business loans
Business capital without real estate collateral. For the gap a property loan will not cover.
Commercial
Office, retail, mixed-use, industrial and multifamily. Larger balances and more complex capital stacks.
*Terms, leverage and timelines vary by lender, property and borrower qualifications. Not a commitment to lend.
The process
Three steps from scenario to closing.
You send the deal once. We put it in front of the lenders most likely to fund it — and tell you what they say.
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Send the scenario
One-page application, rent roll or scope of work, and color photos. No tax returns, no upfront fee, and no credit pull to start.
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We shop the lenders
We match the file to private lenders and wholesale commercial lenders, compare terms, and come back with a clear recommendation.
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Close with certainty
Appraisal or BPO, title, and draws coordinated by the desk. Most residential files close in 5–30 days.
What to expect
A term sheet, not a sales pitch.
Private capital is priced per deal. The desk will tell you what fits, what does not, and what the lender needs to see before you pay for an appraisal.
- One submission, multiple lender offers
- No upfront fees before a commitment
- Rehab draws coordinated with the lender
- Clear broker disclosure before you sign
Fix and Flippers is a mortgage broker. We do not fund or service loans. Final terms are set by the lending partner.
Typical programIllustrative
| Loan range | $50,000 – $250,000,000 |
|---|---|
| Max LTV | Up to 95% of value or purchase price |
| Term | Short-term bridge: 6–24 months |
| Close time | 5–30 days after a complete file |
| Credit | No minimum score; asset-based underwriting |
| Fees | No upfront fee; lender fees at closing |
| Coverage | Nationwide lending partners |
| Property types | 1–4 unit, multifamily, commercial, land |
Ranges only. Availability, leverage and pricing depend on the property, market, borrower experience and lender guidelines. Not a commitment to lend.
Built forInvestors
Fix & flipBuy, renovate, resell
BRRRRBuy, rehab, rent, refinance
CommercialValue-add and stabilized
Trust deedPassive debt investors
New to investing? The desk will tell you which programs allow first-time sponsors and what the lender will require.
Who it is for
For investors who treat the financing as part of the deal.
Speed matters, but so does the exit. We structure the loan around how you plan to get paid — sale, refinance, lease-up or hold.
- Auction and REO purchases with hard deadlines
- Rehabs with draws tied to completed work
- Rental portfolios moving from bridge to DSCR
- Credit-challenged borrowers with a strong asset
Deal math
Three deals. Three structures.
A look at how the desk thinks about leverage, timing and exit. These are illustrative structures, not client results or a promise of terms.
“$410K purchase plus $85K rehab. Twelve-month bridge at 70% LTV, then a DSCR refinance after lease-up.”
“$265K purchase plus $60K rehab at 95% LTC. Three draw inspections, nine-month term, sold before maturity.”
“$4.2M mixed-use, 18 units, 65% LTV. Three lenders compared; closed in 26 days with a 24-month bridge.”
Illustrative structures only. Not a testimonial, client result, or commitment to lend. Your terms depend on the property and lender guidelines.
Straight answers
The questions the desk hears every week.
No mystery fees, no “it depends” without a reason. Here is how the financing actually works.
What is a hard money loan?
A hard money loan is a short-term loan secured by real estate. Lenders underwrite the property value and the deal rather than your credit score. Investors use hard money for fix-and-flip, bridge and construction projects that need to close quickly.
How fast can you close?
Most deals close in 5 to 30 days after a complete file. Property type, loan size, appraisal or BPO requirements, and the lending partner all affect timing. Straightforward residential fix-and-flip files move fastest.
Do you have a minimum credit score?
We do not have a minimum credit score. Lending partners underwrite primarily on the property, the rehab budget and your ability to execute. Some programs and lenders may apply their own credit criteria.
What does it cost?
Pricing is deal-specific. Expect lender origination points, closing costs and interest-only payments during the term. We charge no upfront fee to review or shop a scenario; lender fees are disclosed before closing.
Do you lend nationwide?
Yes. We work with nationwide lending partners on residential and commercial investment properties, with hands-on coverage in Florida and New Mexico and partner coverage coast to coast.
Does Fix and Flippers fund the loan directly?
No. We are a mortgage broker, not a direct lender. We arrange financing with private lenders and wholesale commercial lenders, and we do not fund or service the loans ourselves. Final terms are set by the lender.
From the desk
Notes on capital, deals and exits.
Plain-language analysis for investors who would rather understand the math than the marketing.
Financing
Strategy
Why a quality consultation changes the terms of your hard money loan
Most borrowers shop rate. Experienced borrowers shop structure. The difference shows up at closing.
Read the note →
Markets
Escape to the heartland: a private Florida ranchette in Lake Placid
What off-market land and rural residential deals look like when the capital is structured correctly.
Read the note →Bring us the deal. We’ll bring the capital.
Send the scenario and the desk will tell you what is fundable, what it costs, and how fast it can close.