Fast, flexible financing for house flippers. Up to 90% LTV on purchase and 100% rehab budget financing with closings in as few as 10 days.
Fix and flip loans are short-term financing designed specifically for real estate investors who purchase distressed properties, renovate them, and sell for a profit. Unlike conventional mortgages that can take 30 to 60 days to close, fix and flip loans through LendingLeaders close in as few as 10 days, giving you the speed advantage you need to win deals in competitive markets.
Our fix and flip program is built for investors who move fast. You will not be asked for W2s, tax returns, or proof of income. Approval is based on the deal itself, the property's after-repair value (ARV), and your track record as an investor. Whether you are flipping your first property or your fiftieth, this program is designed to keep your capital working and your pipeline full.
| Term | Details |
|---|---|
| Loan Amount | $100,000 - $5,000,000 |
| LTV (Purchase) | Up to 90% of purchase price |
| Rehab Financing | Up to 100% of rehab budget |
| ARV Cap | Up to 75% of after-repair value |
| Interest Rate | Approximately 9% - 12% |
| Loan Term | 12 - 24 months |
| Minimum FICO | 620 |
| Closing Speed | As few as 10 days |
| Interest Structure | Interest-only on drawn funds |
| Income Verification | None required (no W2, DTI, or paystubs) |
| Property Types | Single-family, multi-family (2-4 units), townhomes |
| Geographic Coverage | 46+ states |
Fix and flip loans are designed for investors who fit one or more of these profiles:
You do not need prior flipping experience to qualify, but having a detailed scope of work and realistic ARV estimate will strengthen your application and accelerate approval.
Start by completing a short application at LendingLeaders.com/apply. Provide the property address, purchase price, estimated rehab budget, and your projected after-repair value. No income documentation is needed.
Our underwriting team evaluates the deal based on the property's current condition, your renovation plan, and the projected ARV. We order a BPO or appraisal and review your scope of work. Approvals can come back in as little as 24 to 48 hours.
Once approved, we move to closing. With title work and appraisal in hand, closings happen in as few as 10 days. Your purchase funds are disbursed at closing, and your rehab budget is held in a draw reserve.
As you complete renovation milestones, request draws against your rehab reserve. An inspector verifies the completed work, and funds are released, typically within 2 to 5 business days. You only pay interest on the funds that have been drawn.
Once your renovation is complete and the property sells, the loan is paid off from the sale proceeds. No prepayment penalties mean you keep more of your profit when the property sells quickly.
Sarah found a distressed three-bedroom ranch listed at $180,000 in a neighborhood where renovated homes sell for $310,000. She needs $65,000 for a full gut renovation. Her bank turned her down because she is self-employed and cannot document traditional income.
Through LendingLeaders, Sarah secured a fix and flip loan covering 90% of the $180,000 purchase ($162,000) plus 100% of her $65,000 rehab budget. She brought $18,000 to closing, completed the renovation in four months, and sold the property for $305,000. After loan payoff, closing costs, and holding costs, Sarah netted approximately $42,000 in profit.
Marcus runs three to five flips simultaneously and needs a lending partner who can keep pace. He identified a duplex at $275,000 with an ARV of $480,000 and a $120,000 renovation budget. Traditional lenders cannot move fast enough, and he has already missed deals waiting on conventional approvals.
LendingLeaders closed his deal in 11 days. Marcus drew rehab funds in three phases as his crew completed each unit, paying interest only on drawn amounts. He sold the property in month seven for $465,000 and rolled profits into his next two acquisitions, both of which we also financed.
David and Karen live in California but flip properties in the Midwest where margins are stronger. They found a foreclosure in Indianapolis listed at $95,000 with a projected ARV of $195,000 and a $50,000 rehab scope. They needed a lender comfortable with out-of-state investors working with local contractors.
LendingLeaders funded the deal with no income docs required. The couple managed the project remotely using their contractor network, drew against the rehab reserve as milestones were completed, and sold the property six months later for $188,000, clearing roughly $28,000 after all costs.
Speed wins deals. In competitive markets, the investor who can close fastest gets the property. Our 10-day closing capability means you compete on equal footing with cash buyers, which is a significant advantage when bidding on REOs, short sales, and off-market deals.
Leverage maximizes returns. With 90% LTV on purchase and 100% rehab financing, you keep more capital in reserve for carrying costs, unexpected expenses, or your next acquisition. Higher leverage on each deal means you can run more projects simultaneously.
No income documentation simplifies the process. Real estate investors rarely have clean W2 income. Self-employment, write-offs, and complex tax structures make conventional qualification nearly impossible. Our asset-based underwriting evaluates the deal, not your tax return.
Interest-only on drawn funds reduces your carry cost. You are not paying interest on rehab dollars sitting in a reserve account. As you draw funds for completed work, interest accrues only on the disbursed amount. This can save thousands over the life of the project compared to lenders who charge interest on the full commitment from day one.
Nationwide coverage across 46+ states means you are not limited to flipping in your home market. Identify the best deals wherever they are, and finance them with a lender who covers the geography.
No. While experience strengthens your application, first-time flippers with a solid plan, realistic ARV, and a minimum 620 FICO score can qualify. A detailed scope of work and contractor bids will help your application.
Rehab funds are held in a draw reserve at closing. As you complete renovation milestones, you submit a draw request. An inspector verifies the completed work, and funds are released within 2 to 5 business days. You only pay interest on funds that have been disbursed.
The total loan amount (purchase + rehab) is capped at 75% of the after-repair value. This protects both you and the lender by ensuring adequate equity cushion in the deal.
No. You can pay off your loan at any time without penalty. When your flip sells quickly, you keep more of your profit.
Yes. Many of our borrowers run multiple projects simultaneously. Each deal is underwritten individually, and there is no limit on the number of active loans you can carry with a strong track record.
Single-family homes, townhomes, condos, and small multi-family properties (2-4 units) are eligible. The property must be non-owner-occupied and intended for resale after renovation.
Closings happen in as few as 10 days from a complete file. Having your purchase contract, scope of work, and entity documents ready at application will help you close at maximum speed.
To get started, you will need: the property address and purchase contract, your estimated rehab budget or scope of work, your projected after-repair value with supporting comparable sales, a government-issued ID, and your entity documents (if borrowing through an LLC or corporation). No income documentation of any kind is required.
Yes. If market conditions change or you decide the property makes more sense as a rental, you can refinance into a long-term DSCR loan through LendingLeaders instead of selling. See our DSCR / Rental Loans program for details on qualifying based on property cash flow.
Depending on your investment strategy, you may also want to explore these programs:
Stop losing deals to slow lenders. With up to 90% LTV on purchase, 100% rehab financing, and closings in as few as 10 days, LendingLeaders gives you the speed and leverage to flip with confidence.
Get Pre-Qualified Today — Fill out a short application and get a term sheet within 24 hours. No income docs. No hassle. Just fast, reliable capital for your next fix and flip project.