Quick answer
To find a fix-and-flip lender, compare private lenders who offer fast closings, rehab draw schedules, and loan approvals based on the property’s ARV, not your personal income. Look for flexible terms, transparent fees, and experience working with real estate investors.
What fix-and-flip lenders do for real estate investors
Fix-and-flip lenders provide short-term financing to real estate investors who buy, renovate, and resell properties for profit.
Unlike traditional banks, these lenders focus on property value and project viability, not your W-2 income.
Fix-and-flip loans typically fund:
- Up to 85% of the purchase price
- 100% of rehab costs (via draws)
- Short terms (6 to 18 months)
- Property types like single-family, duplex, or small multifamily
Park Place Finance specializes in these types of loans, helping investors close quickly and start renovations without delay.
Start your application with Park Place FinanceWhat to look for in a fix-and-flip lender
Not all lenders are created equal. Real estate investors should focus on these traits when evaluating lenders:
- Speed of approval: Fix-and-flip loans often close in 7–14 days
- Loan-to-value (LTV) options: Look for 70–85% LTV based on ARV
- Experience with rehab projects: Lenders should understand construction timelines
- Draw process: Clear steps to release rehab funds
- Direct communication: Assigned a loan officer for quick answers
- Transparent fees: No hidden origination or junk fees
Working with a lender like Park Place Finance ensures you have access to both capital and support throughout the project.
Where to find reputable fix-and-flip lenders
You can find fix-and-flip lenders through:
- Lender marketplaces: Sites that list multiple private lenders
- Referrals from agents or wholesalers: Local professionals often know active lenders
- Real estate investor meetups: In-person or virtual groups
- Direct lender websites: Apply directly with lenders like Park Place Finance
- Look beyond rates: A reputable lender should have clear underwriting guidelines, a proven track record, and investor-specific loan programs.
How do fix-and-flip lenders evaluate your project?
Fix-and-flip lenders don’t just look at your financial background; they look at the deal.
They’ll typically review:
| Evaluation Factor | What Lenders Look For |
| ARV (After Repair Value) | Projected resale value after renovations |
| LTV | Ratio of loan amount to ARV (usually 70–85%) |
| Rehab scope | Detailed plan with timelines and costs |
| Exit strategy | Whether you plan to sell or refinance |
| Investor experience | More experience may lead to better terms |
| Property condition | Lenders prefer homes without structural issues |
Your credit score may factor in (typically 620+), but the deal structure and documentation matter more.
Documents needed to apply for a fix-and-flip loan
To apply for a fix-and-flip loan, prepare the following:
- Purchase contract
- Scope of work (SOW)
- Contractor bid or cost breakdown
- Photos or inspection report
- Draw schedule (if applicable)
- Exit strategy (resale or refinance)
- Entity formation docs (if using LLC)
Organized documentation speeds up underwriting. Park Place Finance can often underwrite and close within days when documents are clear.
Why private lenders are preferred for flips
Real estate investors use private lenders instead of banks for several reasons:
- Faster closing: Banks can take 30–60 days, private lenders close in under 14 days
- ARV-based lending: Private lenders use projected value after repairs
- No tax returns required: Income docs are not usually needed
- More flexible underwriting: Each deal is reviewed on its own merits
- Rehab funds included: Draws are structured into the loan for renovation
Private lending bridges the gap between acquisition and resale. For investors flipping multiple properties per year, speed and flexibility are key.
How to compare fix-and-flip loan offers
Here’s a quick comparison table to help you evaluate lenders:
| Feature | Ideal for Investors |
| Closing speed | 7–14 days |
| Max LTV (based on ARV) | 70%–85% |
| Interest rate range | 9%–12% (short-term, interest-only) |
| Origination fees | 1–3% |
| Rehab draw process | Clear, based on milestones/inspections |
| Prepayment penalty | None or short window |
Park Place Finance offers investor-friendly terms without unnecessary delays or excessive fees.
How to build a relationship with your lender
Fix-and-flip lending works best when you build an ongoing relationship with your lender.
Ways to strengthen your relationship:
- Communicate clearly during the application and rehab process
- Close multiple deals with the same lender to build trust
- Provide clean documentation for fast underwriting
- Meet deadlines to improve your loan profile
- Use feedback from past loans to improve future applications
Lenders are more likely to offer better terms when they trust your process and portfolio strategy.
Start your fix-and-flip journey with the right lender
Choosing the right fix-and-flip lender can make or break your project. Park Place Finance helps real estate investors secure fast, flexible funding—whether it’s your first flip or your fiftieth.
With ARV-based lending, clear draw schedules, and fast closing timelines, we’re your partner from acquisition to resale.
Apply now with Park Place Finance.
Frequently asked questions: How to find a fix-and-flip lender
Most fix-and-flip lenders focus on the property’s ARV and rehab scope, not your W-2 income. However, they may ask for proof of funds or a credit score.
Some lenders finance 100% of rehab and a portion of the purchase price. Full 100% financing is rare unless you bring a strong track record or additional collateral.
With clear documents, approvals can happen in 24–48 hours, and closings can occur in 7–14 days. Park Place Finance specializes in fast closings for investors.
First-time flippers can still qualify, especially with a strong deal. Lenders may require more documentation or lower LTVs, but approval is possible.