Loan program
Fix & flip loansfor purchase and renovation.
Purchase and rehab investment properties with speed and certainty. Our fix and flip loans provide up to 90% of the purchase price and 100% of rehab costs, with closings in as few as 10 business days.
Who it fits
What a fix & flip loanis designed to do.
Fix and flip loans are short-term, asset-based loans designed specifically for real estate investors who purchase distressed or undervalued residential properties, renovate them, and sell them at a profit. Unlike conventional mortgages that can take 30-45 days to close and require extensive income documentation, fix and flip loans are underwritten primarily based on the deal itself — the property value, the renovation plan, and the after-repair value (ARV). This means faster closings, less paperwork, and the ability to move quickly when you find the right deal.
At AIRE Lending, our fix and flip lending programs offer competitive rates, reliable draws for your renovation budget, and the speed you need to win deals in competitive markets.
This program fits
- House flippers looking to purchase, renovate, and resell residential properties
- Experienced investors scaling their rehab portfolio with reliable capital
- First-time flippers who have a solid deal and want a lender that will walk them through the process
- Wholesalers transitioning to full rehab projects
- Real estate investors purchasing properties at auction, from the MLS, or off-market
Terms at a glance
The numbers,before the paperwork.
Illustrative program ranges, not a current rate quote or offer. Your terms depend on credit profile, experience, the property and leverage, and are confirmed in underwriting. This is not a commitment to lend.
- Interest rate
- 9.5% - 12.5%
- Origination points
- 1% - 4%
- Leverage
- Up to 90% LTV
- Term
- 12 - 18 months
- Loan amount
- $75K - $3M
- Minimum credit score
- 620+
- Credit pull at application
- Soft pull only
- Entity required
- Yes (LLC, corporation or trust)
What we'll ask for
What to have readyfor a fix & flip loan.
Credit and experience
- Minimum credit score: 620+
- Experience: 0+ completed projects (first-timers welcome with strong deals)
Eligible property types
- Single-family homes
- Townhouses
- Condos (non-warrantable OK in select programs)
- Duplexes, triplexes, and fourplexes
- Small multifamily (5-8 units)
Additional notes
- Borrowing entity (LLC) typically required — personal guaranty by all members
- Property must be non-owner occupied (investment purpose only)
- Minimum 3-6 months of liquidity reserves recommended
- Detailed scope of work required for rehab budget
- Title must be clear — no liens, judgments, or encumbrances
Questions, answered
Fix & flip loans,explained.
How quickly can I close on a fix and flip loan?
Most fix and flip loans close within 10-14 business days from a completed application. If you have appraisal, title, and insurance ready, some loan structures can close in as few as 7 business days. Speed depends on the complexity of the deal and how quickly you provide documentation.
Do I need experience to get a fix and flip loan?
Not necessarily. While experienced flippers get better rates and higher leverage, we work with first-time flippers who have solid deals. First-time borrowers may need a higher credit score (660+) and more cash reserves, but there is no minimum project requirement to get started.
How do rehab draws work?
Rehab funds are held in escrow and released as you complete renovation milestones. When a phase of work is complete, you request a draw. A licensed inspector visits the property to verify the work, and funds are typically released within 3-5 business days. Draws are released in increments tied to your approved scope of work.
What happens if my project takes longer than the loan term?
Most fix and flip loans have an initial term of 12 months with the option to extend for 3-6 additional months. Extension fees typically range from 0.5% to 1% of the loan balance. We recommend building a realistic renovation timeline and budget to avoid extensions when possible.
Can I finance 100% of the renovation costs?
Yes, many of our lending programs will finance up to 100% of the renovation budget, provided the total loan amount stays within the maximum ARV and LTC guidelines. The typical structure is 85-90% of purchase price plus 100% of rehab, not to exceed 70-75% of the after-repair value.
Are there prepayment penalties on fix and flip loans?
Most fix and flip loans have no prepayment penalty, and many have a minimum interest requirement of 3-6 months. This means if you flip the property faster than expected, you still pay a minimum amount of interest but are not penalized for paying off the loan early.