How FLOS Financial Creative Loans Work
FLOS Financial Creative Loans deliver smart, flexible financing built for real estate investors. Whether you’re growing a rental portfolio, renovating to resell, or bridging a short-term gap, our DSCR, Fix & Flip, and Bridge loans are tailored to your strategy. With more than a decade of industry experience, our team helps you move fast, close with confidence, and scale your portfolio with ease.
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FLOS Financial Creative Loans
Fix & Flip Loans
A Fix & Flip loan is a short-term, asset-based loan designed for real estate investors to buy a distressed or undervalued property, renovate it, and sell (or “flip”) for profit. Unlike traditional mortgages, approval focuses on the deal’s after-repair value (ARV), your scope of work, and timeline.
The loan typically funds the purchase plus a separate rehab budget that’s released in draws as milestones are completed, with interest-only payments to keep cash flow flexible. To use it effectively: secure a property with strong comps, build a detailed budget and schedule, close quickly, manage contractors and permits, request draws as work progresses, and exit by listing the finished home—or refinance into a rental/DSCR loan if you decide to hold it. Success comes from accurate ARV analysis, conservative cost estimates, and a clear, realistic exit strategy.
- Quick-close capability (3-day turnarounds possible)
- 12 months of interest-only payments
- Cover up to 90% to buy, and 100% to renovate
Bridge Loans
A bridge loan is a short-term, interest-only loan that “bridges” the gap between buying or refinancing a property and your longer-term plan—such as selling another asset or securing permanent financing. Investors and homeowners use it to move fast on a purchase, unlock equity from an existing property, cover carry costs, or fund light improvements while waiting for a sale or refi.
Terms are typically 6–24 months, with approval focused on the property’s value and your exit strategy rather than deep income documentation. To use it well: lock in a clear takeout (buyer under contract, refinance pre-approved, or construction/DSCR loan), choose a term with timeline cushion, budget for higher rates/fees and an interest reserve, verify any rehab draw process, watch for covenants and prepayment penalties, and keep liquidity for taxes, insurance, and surprises.
- Short-term capital to acquire properties or replace existing loans.
- Finance up to 75% of after-repair value (ARV)
- Made for transitional and turnaround opportunities
DSCR Loans
A DSCR (Debt Service Coverage Ratio) loan is an investor-focused mortgage that qualifies primarily on a property’s cash flow—not your W-2s or tax returns. Lenders look at the DSCR (net operating income ÷ annual debt payments) to confirm the rent covers the mortgage, taxes, and insurance, often allowing faster approvals with less documentation.
Benefits include access to 30-year fixed or interest-only options, the ability to close in an LLC, and flexible use across single-family, multifamily, and short-term rentals. Because it’s based on the asset’s performance, DSCR financing can scale more easily as you add doors, helps preserve personal DTI ratios, and lets you move quickly on opportunities without traditional income underwriting bottlenecks.
- Short-term capital to acquire properties or replace existing loans.
- Finance up to 75% of after-repair value (ARV)
- Made for transitional and turnaround opportunities
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Frequently asked questions
Quick example: You have $200k equity in your current home. A bridge loan taps part of that for the down payment on a $400k purchase today, you list and sell your old home next month, then pay off the bridge or refinance into a long-term loan. Best used when you have solid equity and a clear exit plan (sale or refi) within a few months.
What are the biggest benefits of a DSCR loan for investors?
Quick example: Purchase a rental where monthly rent is $2,250 and total monthly PITIA is $1,800. DSCR = 2,250 ÷ 1,800 = 1.25 → Typically viewed as strong coverage, making approval more likely—without digging into your personal tax returns. Best fit when the property’s DSCR is at or above ~1.10–1.25 and you have a clear plan to manage reserves and any prepayment penalties (terms vary by lender).
What are the biggest benefits of a Fix & Flip loan?
Quick example: Buy at $200,000 and budget $50,000 for rehab → total $250,000. If ARV is $320,000, your gross spread ≈ $70,000 before interest, fees, and closing costs—financed in a single, short-term, interest-only loan. Best when you have solid comps supporting ARV, a clear scope/timeline, and a defined exit (sale or refi). Specific rates, points, LTC/LTV, draws, and reserve requirements vary by lender.