Fix & Flip / Construction Loans
Fast Asset-Based Real Estate Financing for Investors and Developers
From $50K to $20M with approval based on property value — not personal income. Close in 7–14 days.
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Apply now to get pre-qualified. Soft credit check only — no impact to your score. Instant pre-approval to share.
Rates, terms, fees, and funding timelines vary by lender, applicant eligibility, and program requirements.
Fix-and-flip and construction loans are short-term, asset-based financing designed specifically for real estate investors. Unlike traditional mortgages, approval is based primarily on the property's value and the strength of the project — not just the borrower's credit or personal income. This makes them accessible to investors who may not qualify for conventional financing due to self-employment, complex income, or multiple existing properties.
Ideal project types include residential fix-and-flip acquisitions, ground-up construction projects, multifamily rehabilitation, commercial property repositioning, and bridge financing between properties. These loans are designed to be short-term — you acquire the property, complete the renovation or construction, and either sell for a profit or refinance into long-term financing.
These loans close fast — often in 7–14 days — which is critical in competitive real estate markets where sellers require speed and certainty. Traditional bank financing can take 30–45 days, causing investors to lose deals to cash buyers. Hard money and private lenders can close in a fraction of that time, giving you a competitive edge.
Most fix & flip and construction loans offer interest-only payments during the loan term, with the principal due at the end (a balloon payment) when you sell or refinance. Many lenders offer draw schedules for construction projects — funds are released in stages as construction milestones are completed. Some lenders also offer cross-collateralization, allowing you to use multiple properties as collateral for a single loan.
A Simple, Fast Process
Submit Your Project
Provide the property details, purchase price, renovation budget, and after-repair value (ARV). We match you with private lenders who finance your project type.
Get Approved on the Asset
Approval is based on the property's value and project strength — not your personal income. Lenders typically lend 65–80% of the purchase price plus renovation costs.
Compare Lender Offers
Review offers from multiple private lenders — rates, points, terms, and draw schedules for construction projects.
Close & Draw
Close in 7–14 days. For construction, funds are released in draws as milestones are completed. Repay when you sell or refinance.
How Businesses Use This Financing
Residential Fix & Flip
Acquire, renovate, and resell single-family homes for profit — with fast closing to win deals in competitive markets.
Ground-Up Construction
Finance new construction projects with staged draws that match your construction milestones.
Multifamily Rehabilitation
Acquire and renovate multifamily properties, then refinance into long-term DSCR financing.
Commercial Repositioning
Reposition commercial properties — change use, upgrade, or retenant — then sell or refinance.
Bridge Financing
Bridge the gap between acquiring a new property and selling or refinancing an existing one.
- Fast closings in 7–14 days — competitive with cash offers
- Asset-value focused underwriting — not dependent on personal income
- Interest-only payment options during the loan term
- Cross-collateralization available — use multiple properties as collateral
- Flexible draw schedules for construction projects
- No prepayment penalties with many lenders
- Accessible to self-employed investors with complex income
- Can finance both purchase and renovation costs in one loan
- ◆Property with clear title (or path to clear title)
- ◆Detailed project plan and renovation budget
- ◆Contractor bids and scope of work (for construction)
- ◆Real estate investment experience preferred (not always required)
- ◆Exit strategy required — sale or refinance plan
- ◆Property appraisal or broker price opinion
- ◆Personal credit score 550+ (varies by lender)
The Investor Who Lost Three Deals to Cash Buyers
How 10-day hard money closing won a competitive off-market property
A real estate investor in Phoenix had lost three consecutive fix-and-flip deals to cash buyers — not because his offers were lower, but because his conventional lender couldn't close fast enough. Sellers in the competitive Phoenix market were accepting offers with 7–10 day close contingencies, and his bank needed 30 days minimum. He was watching profitable deals disappear every week.
He came to Let's Syndicate and was matched with a private lender who specialized in fix & flip financing in the Phoenix market. The lender offered 75% of purchase price plus 100% of renovation costs, at 11% interest-only with 2 points, for a 12-month term. Most importantly, the lender could close in 10 days.
The next off-market property he found — a $280,000 purchase with $45,000 in renovations and a projected ARV of $420,000 — he submitted an offer with a 10-day close contingency. The seller accepted his offer over two competing cash offers because his was higher and the 10-day close gave the seller certainty. The loan funded $255,000 (75% of purchase) plus the renovation budget in draws. The investor completed the renovation in 4 months, sold the property for $425,000, and netted $68,000 in profit after all costs.
Result: 10-day close on a $280K property. $255K loan + $45K renovation funded. Sold for $425K. $68K net profit in 5 months.
Speed Wins Deals — and the Right Lender Delivers Speed
In competitive real estate markets, the fastest close wins. Cash buyers have a structural advantage because they can close in days, not weeks. But you don't need cash to compete — you need a lender who can close at the speed of cash. Not all hard money lenders are equal: some close in 7 days, others take 3–4 weeks. The difference can be the deal.
Let's Syndicate connects you with private lenders who specialize in your market and project type, and who can close in 7–14 days. Your single application reaches multiple private lenders simultaneously — you compare rates, points, terms, and closing speeds, and choose the lender who delivers both the best terms and the speed you need to win the deal.
- Private lenders who close in 7–14 days — competitive with cash offers
- Lenders matched to your market and project type
- Compare rates, points, terms, and draw schedules from multiple lenders
- Finance both purchase and renovation in a single loan
- Cross-collateralization options for investors with multiple properties
Common Questions About Fix & Flip / Construction Loans
ARV (After-Repair Value) is the estimated value of the property after renovations are complete. Lenders typically lend 65–80% of the purchase price plus renovation costs, and the total loan amount is usually capped at 70–75% of ARV. A higher ARV means you can borrow more.
Points are upfront fees charged by the lender, expressed as a percentage of the loan amount. One point equals 1% of the loan. A loan with 2 points on $200,000 costs $4,000 upfront. Points are paid at closing and are in addition to the interest rate. Let's Syndicate helps you compare the total cost (rate + points) across lenders.
For construction projects, funds are typically disbursed in draws — staged releases tied to construction milestones (foundation, framing, drywall, completion). You submit a draw request with proof of completed work, and the lender or an inspector verifies the milestone before releasing funds. This protects both you and the lender.
Yes. Hard money lenders focus primarily on the property's value and the project's strength, not your personal credit. While credit is still a factor, many lenders approve borrowers with credit scores as low as 550. Lower credit may result in higher rates or lower LTV (loan-to-value) ratios.
Your exit strategy is how you plan to repay the loan — typically by selling the property (fix & flip) or refinancing into long-term financing (DSCR loan, conventional mortgage). Lenders require a clear exit strategy because hard money loans are short-term. If you can't sell or refinance, you may face a balloon payment you can't afford.
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Let's Syndicate is a business funding marketplace. All credit decisions, rates, terms and outcomes are determined by participating lenders, investors or third-party providers.