Programs
Fix and flip financing.
Purchase plus rehab in one facility, structured around a renovation budget and a resale exit. Rehab money is held by the lender and released in draws as work is completed.
How the money actually arrives
This is the part that catches first-time flippers. A fix and flip loan usually has two components: an acquisition advance funded at closing, and a rehab budget that is not handed to you up front.
The rehab portion is released in draws. You complete a stage, request a draw, the lender inspects, and then funds are released to reimburse you.
The numbers lenders look at
- Purchase price — what you are paying
- Rehab budget — itemised, not a round number
- ARV — after-repair value, supported by comparables
- LTC — loan as a percentage of total cost
- ARV ratio — loan as a percentage of the finished value
Most lenders constrain both LTC and ARV, and the lower of the two governs. A deal can pass on cost and still fail on ARV, which usually means the resale assumption is optimistic.
Experience changes the terms
Completed flips are the strongest lever you have. A borrower with a real track record generally sees better leverage and pricing than a first-timer on an identical property. If this is your first, expect tighter terms and more scrutiny of the budget — that is normal, not a rejection.
Where flips go wrong
- The budget was optimistic. Add contingency before you submit, not after you discover the plumbing.
- The ARV was aspirational. Comparables should be recent, close and genuinely similar.
- The timeline slipped. Short-term debt carrying an extra four months eats the margin.
- The exit moved. If the plan changes from sale to hold, you need a refinance lined up before maturity.
Typical structure
| Rate | — |
|---|---|
| Term | — |
| Max LTC | — |
| Max ARV | — |
| Rehab funding | By draw |
| Points | — |
Subject to underwriting. Not an offer or commitment to lend.
What to send
- Property address
- Purchase price
- Itemised rehab budget
- Expected ARV with comps
- Timeline to completion
- Completed flips to date
- Entity name and credit band
Common questions
Can I finance 100% of the purchase?
Rarely, and you should be sceptical of anyone promising it casually. Lenders generally want the borrower to have real money in the deal, because that is what keeps a project moving when it gets difficult.
How do draws work in practice?
You complete a stage, request the draw, the lender verifies the work — often by inspection or photo evidence — and releases funds. Turnaround varies by lender and is worth asking about before you commit.
What if I want to keep it instead of selling?
That is a refinance, usually into a DSCR loan. Plan it early; arranging it in the final weeks before maturity is how borrowers end up accepting bad terms.
Does it have to be in an LLC?
Yes. These are business-purpose loans made to business entities and secured by non-owner-occupied property. You cannot live in the property.
Easy Lending USA is not a lender, a bank, or a mortgage broker. We do not make credit decisions or fund loans. All programs are business-purpose loans secured by non-owner-occupied investment real estate and made to business entities.