Fix & Flip / BRRRR Funding
Short-term purchase + rehab financing built around your timeline and exit plan.
- Use: acquisition + renovation / value-add
- Exit: sell or refi into DSCR once stabilized
- Speed: As fast as 2 days, typical 14 days
- Process: draws aligned to scope and budget
Knowing how the loan works and knowing your costs lets you make
fast, effective offers.
100% Financing Options
On the right deal we can offer 100% financing even with no credit or experience.
What are Fix & Flip and BRRRR loans?
Fast, flexible financing for 1–4 unit projects—buy, rehab, and either sell or refinance once stabilized. The terms are designed for fast execution and a quick exit.
Scope = Your Resume
Your rehab scope is your “resume” to the lender—it shows you understand the project, the risks, and the plan. A clear scope and budget reassures lenders, reduces surprises, and speeds up terms.
What is BRRRR?
BRRRR = Buy, Rehab, Rent, Refinance, Repeat. The goal is to stabilize the property, then take out the bridge with DSCR financing. Learn about our DSCR and permanent financing here.
Factor the cost of money into your offer
Before you finalize an offer, account for interest, points, and monthly carry costs. If those are not in your numbers upfront, the deal can look profitable on paper but miss your target in real execution.
- Gap funding can cover down payment, closing costs, or even carry like interest. There are still limits — the deal must make sense and show real profit. Learn about GAP loans
- Credit Stacking can help cover gaps when used responsibly alongside the primary loan. Learn about Credit Stacking
Want the details?
Why this is a bridge loan (with two exits)
Fix & Flip financing is usually structured as short-term bridge debt. Your exit is either (1) sale after rehab or (2) refinance into a long-term loan once the project is stabilized. We structure terms (leverage, reserves, draw schedule) around the exit you’re actually pursuing.
LTV, LTC, LTARV (how lenders size leverage)
LTV compares loan amount to current value, LTC compares loan amount to total project cost, and LTARV compares loan amount to after-repair value. These ratios directly influence leverage, down payment, and reserve requirements.
Heavy Rehab (how lenders classify it)
Heavy rehab is lender-specific, but it is commonly triggered by larger construction scope, high rehab-to-purchase ratios, structural work, major system replacement, square-footage additions, or use changes.
What lenders usually need to move forward
Purchase contract, rehab scope + budget, ARV comps, photos, and borrower profile, plus entity docs. Proof of funds or reserves, insurance, and contractor bids are often requested where applicable. We'll order the appraisal when needed.
Credit + Experience Matter
Credit and experience may affect rates, terms, and the types of projects lenders will support.
Credit & Experience Partners
When a borrower is short on credit or track record, we can explore partner structures that strengthen the file.
Alternate and creative exits
In some deals, exits are not just sale or refinance. Depending on market and buyer profile, we can discuss alternatives like rent-to-own, contract for deed, or other creative paths that still support a clean payoff strategy.
Upfront Fees
Expect potential upfront costs for appraisals, background checks, and occasional application fees. Large portfolios may require upfront processing fees.
How 100% financing can work on this strategy
A common way to sanity-check 100% financing is this: purchase price plus rehab budget should be below about 70% of ARV. When that spread is strong, you might qualify for 100% financing.
What Clients Say
“They took the time to understand the scope and gave us clean options instead of a one-size-fits-all quote.”
Fix & Flip investor • First deal with YFS
“Fast, direct, and no surprises—exactly what we needed to keep the closing on track.”
Repeat client • Tight timeline
Want to know if you have a deal? Try our back-of-the-napkin calculator.
Estimation only — many factors can affect the loan and the final profit or loss.