Investor loans · nationwide where available
Fix and flip
Fix and flip financing for real estate investors
Short-term loans to buy a property, renovate it and sell it. Many programs can also fund part of the renovation, released in draws as the work is completed.
Call or text (615) 949-4780 · Answered 24/7 for booking
Booked calls are with a member of the Iron Hill team. Home loans are handled by a licensed loan officer.
- Purchase and renovation financing
- Rehab funds released in draws
- Built around your resale plan
Business-purpose loans for investment property only. Not for personal, family or household use. Subject to approval. Equal Housing Opportunity.
Tell us about the flip
Business-purpose loans only. No SSN or income needed here.
Fix and flip basics
How these loans usually work. Each lender sets its own guidelines.
- What it covers
- The purchase of the property, and on many programs part or all of the renovation budget.
- Based on
- The deal: purchase price, renovation budget and the estimated value after repairs, plus your experience and credit.
- Rehab funds
- Held back at closing and released in draws after each phase is inspected.
- Length
- Short-term, sized to the renovation and the sale. Ask about extension options before you close.
- Exit
- Sell the property, or refinance into a long-term DSCR loan and keep it as a rental.
Keeping it as a rental instead? Ask about refinancing into a DSCR loan once the work is done and it's rented.
How rehab draws work
Renovation money is usually released in stages, not all at closing.
Budget at closing
Your scope of work and budget are approved, and the rehab funds are held back.
Finish a phase
You or your contractor complete a phase of the work, paying for it up front.
Inspection
An inspector confirms the work is done.
Draw released
The lender releases the funds for that phase, and you move to the next one.
Common questions
Do I pay for renovation work up front?
Usually, yes. Draws reimburse completed work after inspection, so plan cash for the first phase.
Can a first-time flipper qualify?
Some programs work with newer investors, often with closer review of the budget and contractor. Experience can change what the lender asks for.
Do you lend in every state?
Investor loans are available in many states, but not all. Rules for business-purpose lending differ from state to state, and some programs or property types aren't available everywhere. Tell us where the property is and we'll confirm early.
Can I use these loans for a home I'll live in?
No. These are business-purpose loans for non-owner-occupied investment property. For a home you'll live in, see our home loan options, offered where we're licensed.
Can I close in an LLC?
Most investor programs allow closing in an LLC or other entity. Have your entity documents ready. Many programs also require a personal guarantee.
Keep exploring
Bridge loans
Short-term financing when long-term financing isn't ready yet.
Learn more: Bridge loansGround-up construction
Build from the lot up.
Learn more: Ground-up constructionMarkets we serve
Local pages with housing data and the loans that fit each market.
Have a deal in front of you?
Send us the property, your strategy and your timeline. We'll tell you whether it fits and what we'd need to move forward.
Call or text (615) 949-4780 · Answered 24/7 for booking
Booked calls are with a member of the Iron Hill team. Home loans are handled by a licensed loan officer.