The Money Side Of The Ground Up.

One short-term, interest-only loan covers the purchase and the rehab. Quick example: buy at $200,000 and budget $50,000 for rehab — $250,000 total. If the ARV is $320,000, your gross spread is about $70,000 before interest, fees, and closing costs. Best when you have solid comps, a clear scope and timeline, and a defined exit.

Speed and flexibility while you move from one position to the next. Quick example: you have $200,000 in equity in your current property. A bridge loan taps part of it for the down payment on a $400,000 purchase today; you sell the original property next month and pay off the bridge or refinance into long-term debt. Best when you have solid equity and a clear exit within a few months.

You qualify on the property’s rent, not your tax returns. Quick example: rent is $2,250/month and total PITIA is $1,800. DSCR = 2,250 ÷ 1,800 = 1.25 — strong coverage that makes approval more likely without digging into your personal returns. Best when the property’s DSCR is at or above roughly 1.10–1.25.

They are underwritten on the property and the plan, not on your pay stubs. The lender looks at purchase price, rehab budget, after-repair value and your track record, then funds the purchase and draws the rehab in stages as the work passes inspection. The timeline is months, not thirty years.

Days rather than weeks when title is clean and the file is complete. The decision is made in-house, which is the whole point of owning the lending arm — a seller who needs certainty gets an answer from the people who are actually writing the check.

The address, the purchase price, your rehab scope and budget, your exit plan, and a short history of what you have done before. If you have none of that yet, start with the address. We will tell you quickly whether the deal is financeable at all.

Yes, with more conservative terms and a closer look at the rehab budget. Experience changes leverage and pricing, not whether we will talk to you. Many of the investors we fund today closed their first fix and flip loans with us.

Yes. Most of our borrowers do, and DSCR refinances are written to entities as a matter of course. Title, insurance and the operating agreement need to line up, and we will tell you exactly what the file needs before closing is on the calendar.

You either sell and pay the loan off, or you refinance into long-term debt and keep the property. We plan that exit at the application stage, because the exit decides the scope, the holding period and how much the fix and flip loans actually cost you.

Mortgage lending in Texas is overseen by the Texas Department of Savings and Mortgage Lending. The program details on this page are illustrative only and are not a commitment to lend; final rates, points and leverage come from the underwriting of your specific deal.

Across Dallas–Fort Worth: Dallas, Fort Worth, Arlington, Irving, Garland, Mesquite, Grand Prairie, Plano and the surrounding cities. Lending where we also buy and renovate is deliberate — we know what these neighborhoods actually sell for, so the fix and flip loans we write are sized against real comps instead of optimistic ones.

Pricing moves with leverage, experience and the deal itself, so we quote it per file rather than publishing a rate that would be wrong by the time you read it. Fix and flip loans generally carry an origination fee, a short term with extension options, and interest charged on funds drawn. You see every number before you sign.