Fix and Flip Loans for Real Estate Investors

Fix & Flip terms, upfront

These are program standards, straight from our terms sheet. Points and fees vary by deal; the leverage, loan sizes, and structure don't.

Business-purpose, non-owner-occupied only; entity borrowers (LLC or corporation) required; full recourse. Rates shown are the lowest offered and depend on borrower FICO, experience, and the deal. Points and fees vary. *Stabilized Bridge offers a no-DSCR option for properties listed for sale and a 1.10x exit-DSCR option for rent-ready properties. Not available in every state. Nothing here is a commitment to lend or an offer of specific terms; all loans subject to underwriting and approval.

Who this loan is for

Our fix & flip program is built for investors buying a property below what it'll be worth once it's fixed up — then selling it, or refinancing it into a rental. That covers a lot of people:

• First-time flippers with a real budget and cash in the bank. You don't need a track record to get a straight look at your deal.
• Experienced flippers who want a lender that answers the phone and puts every fee in writing before closing.
• Value-add investors doing anything from cosmetic updates — paint, floors, fixtures — to full guts down to the studs.
• BRRRR investors who need short-term money on the way in and plan to refinance into a DSCR rental loan on the way out. (See BRRRR financing.)
• Wholesalers turned buyers who found a deal too good to assign and want to take it down themselves.

What it isn't for: your own home, a property you'll move into, or a deal where you need us to cover 100% of the cost. Every loan is business-purpose, non-owner-occupied, made to an entity borrower (an LLC or corporation), and full recourse with a personal guarantee.

What you'll need

The faster we get a complete picture, the faster you get an answer. For a fix and flip loan, plan on:

• The deal: property address, purchase price, and your purchase contract if you have one.
• The rehab budget: a line-item scope of work — what you're doing and what it costs. "About $60K" is a start; a real budget gets real terms.
• The after-repair value (ARV): what it'll be worth when it's done, and the comps that back that up. The appraisal will have the final say.
• The exit: sell it, or refinance and hold it. Either is fine — we just need it to make sense on paper.
• Your equity and reserves: cash for your share of the purchase and closing costs, plus enough liquidity to carry the project when it runs long. It usually does.
• Your entity: an LLC or corporation to borrow in, and a personal guarantee.
• First lien position: our loan is secured first. No seconds or gap funding stacked on top.

Don't have every piece yet? Send what you've got and we'll tell you what's missing.

A worked example

Want to run your own numbers? Try the fix and flip calculator, or read LTC vs. LTV vs. ARV to see how each limit works.

Why flippers work with us

Most flip financing goes sideways in the same three places: the lender goes quiet, the terms change at the closing table, or the deal was never going to fund and nobody said so. We built Moose's Money to fix exactly that.

You get a straight answer, fast. If the numbers don't work, we'll say so — and tell you what would change that. A lower purchase price, a tighter budget, more cash in, a different exit.

Every point and fee is in writing upfront. You'll see them and sign off before anything moves forward.

If it doesn't fit our box, it doesn't die on our desk. We fund the deals that fit our lending box. For the ones that don't, we place them with lenders in our network who want exactly that kind of property and market.

And because we invest in real estate ourselves, we know what it's like to have a contractor waiting on a draw and a seller waiting on a closing date.