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Investor financing

Speed wins deals. We close fast.

Short-term financing for purchase and renovation, with draws released as work completes. Built for investors who can't wait 45 days for a conventional underwriter.

Start my application Call (773) 354-3135

How fix & flip financing works

Purchase price + renovation budget, in one loan

Fix & flip loans (sometimes called hard money or rehab loans) finance both the acquisition of a distressed property and the cost to renovate it — structured so you're not tying up cash reserves in the rehab budget. Funds for repairs are released in draws as work is completed and inspected, keeping the lender's risk aligned with the project's actual progress.

How loan sizing works

Loan amount is based on ARV (After Repair Value) — not just purchase price.

Most programs lend up to roughly 90% of purchase price and 100% of rehab costs, capped around 70–75% of the property's projected after-repair value — giving you leverage without overextending the deal.

Built for these projects

Distressed acquisitions

Auction, foreclosure, or off-market deals that need to close fast and won't qualify for conventional financing as-is.

Cosmetic-to-gut rehabs

From paint-and-carpet flips to full structural renovations — draw schedules scale to project scope.

BRRRR strategy

Buy, Rehab, Rent, Refinance, Repeat — we can structure your exit into a DSCR refinance once stabilized.

Ground-up & teardown

New construction and teardown-rebuild projects on a case-by-case basis — ask Patrick directly.

The draw process

  1. 01
    Close on acquisition

    Purchase funds disburse at closing; rehab budget is held in reserve.

  2. 02
    Complete a phase of work

    Work proceeds per your scope and budget.

  3. 03
    Request a draw

    An inspector confirms completed work; funds release for that phase.

  4. 04
    Repeat to completion, then exit

    Sell for profit, or refinance into a long-term DSCR loan to hold as a rental.

CMG

The honest trade-offs

Speed has a cost — know it going in

Advantages

  • Close fast enough to compete with cash buyers
  • Rehab budget financed, not paid out of pocket
  • Underwriting focused on the deal, not your W-2s
  • Clear exit path into a DSCR refinance if you choose to hold

Considerations

  • Higher interest rates than conventional or DSCR financing
  • Short term means a defined, realistic exit plan matters
  • Draw inspections add a step to each disbursement
  • Points/fees are typically higher than long-term loans

Fix & flip questions

What investors ask us most

Do I need to be an experienced flipper to qualify?
No — many programs accept first-time investors, though terms (leverage, rate) often improve with a track record. A solid contractor bid and realistic scope of work matter as much as your personal history.
What happens if my project runs over budget?
We'll talk through contingency planning before you close — most experienced investors budget 10-15% contingency into the rehab line. If costs do run over, options range from investor cash infusion to a budget reallocation, depending on the lender.
Can I use this loan if I plan to keep the property as a rental?
Yes — this is the classic BRRRR strategy. We'll plan your exit from day one: once renovation is complete and the property is rented, we refinance into a long-term DSCR loan to pay off the short-term financing.
How quickly can I actually close?
As fast as 7–14 days on a clean deal with documentation ready to go. The biggest variables are how quickly you can supply entity docs, insurance, and a scope of work, plus appraisal scheduling.

Found your next deal?

Send Patrick the property, your purchase price, and your rehab budget — he'll tell you what's possible and how fast we can move.

Start my application → Call (773) 354-3135