Fix and Flip Financing
Structured, transparent funding for real estate investors executing fix and flip strategies. Access capital quickly to acquire, renovate, and exit properties profitably.
Loan Criteria
| Criteria | Details |
|---|---|
| Collateral | Non-Owner Occupied 1-4 Family Real Estate; Condos; Townhomes; 5+ Unit Apartments; Mixed-Use Properties |
| Loan Amount | $75K to $2M for 1-4 Family, Condos, and Townhomes / $250K to $3M for Multi-Family (5+) and Mixed-Use |
| LTV | Up to 95% of the Purchase Price + 100% of the Renovation Cost; Not to Exceed 75% of the ARV |
| Minimum FICO | 650 |
| Term | 12-18 Months |
| Rates | Some of the most competitive rates in the industry. Interest only charged on your outstanding balance, not on rehab holdback |
| Minimum After Repair Value | $100K for Single-Family / $100K for 2-4 Family / $375K for Multi-Family (5+) and Mixed-Use |
| Pre-Payment Penalty | N/A |
ARV Loan Program Typical Leverages
Light Rehab (Purchase)
Max LTV: Up to 95% of Purchase Price + 100% of Rehab Costs
Max ARV: Up to 75% of the ARV
Moderate Rehab (Purchase)
Max LTV: Up to 92.5% of Purchase Price + 100% of Rehab Costs
Max ARV: Up to 75% of the ARV
Heavy Rehab (Purchase)
Max LTV: Up to 85% of Purchase Price + 100% of Rehab Costs
Max ARV: Up to 70% of the ARV
Light Rehab (Purchase)
Max LTV: Up to 90% of Purchase Price + 100% of Rehab Costs
Max ARV: Up to 75% of the ARV
Moderate Rehab (Purchase)
Max LTV: Up to 90% of Purchase Price + 100% of Rehab Costs
Max ARV: Up to 72.5% of the ARV
Heavy Rehab (Purchase)
Max LTV: Up to 85% of Purchase Price + 100% of Rehab Costs
Max ARV: Up to 70% of the ARV
Light Rehab (Purchase)
Max LTV: Up to 85% of Purchase Price + 100% of Rehab Costs
Max ARV: Up to 70% of the ARV
Moderate Rehab (Purchase)
Max LTV: Up to 85% of Purchase Price + 100% of Rehab Costs
Max ARV: Up to 70% of the ARV
Heavy Rehab (Purchase)
Max LTV: Up to 70% of Purchase Price + 100% of Rehab Costs
Max ARV: Up to 60% of the ARV
What is Fix and Flip Financing?
Fix and flip financing is short-term lending designed specifically for real estate investors who purchase properties, renovate them, and sell them for profit. Unlike traditional mortgages that serve owner-occupied residential properties, fix and flip loans are asset-based financing vehicles that prioritize the property's potential value after renovation, the quality of the rehab plan, and the investor's experience level.
How does it differ from traditional mortgages? Traditional mortgages are designed for owner-occupants with long repayment timelines, typically 15-30 years. Fix and flip loans operate on compressed timelines of 12-18 months and focus on the investment property's after-repair value rather than the owner's income history. These loans are faster to close, more flexible in structure, and directly aligned with the fix and flip investment strategy.
Fix and flip financing serves a diverse range of investors. Experienced operators running multiple projects simultaneously rely on this capital source to scale their portfolios. First-time flippers use fix and flip loans to acquire and renovate their initial properties. Professional house flippers and small real estate firms leverage this financing as a cornerstone of their business model. The common thread is simple: investors who identify properties, execute renovation plans, and generate returns through strategic sales.
On Top Funding provides fix and flip financing with clarity about terms, timelines, and expectations. We work with investors at every experience level, from first-time flippers to seasoned operators running multiple projects simultaneously. Our team understands property valuation, renovation scope, and market dynamics. We evaluate deals on their fundamentals, assess investor experience fairly, and move at the speed the real estate market requires.
How It Works
Apply
Submit your application with property details and project scope
Underwriting
Our team evaluates the property, your experience, and the deal fundamentals
Approval
Receive a clear term sheet with transparent pricing and conditions
Closing
Capital is deployed to close the purchase and fund renovation draws
Why Work With On Top Funding
Investor-Focused Approach
We specialize in real estate investment lending. Our team understands the fix and flip strategy, property valuation, and market dynamics. We are not a consumer mortgage lender trying to serve investors as an afterthought.
Structured Guidance
We provide clear expectations around terms, rates, and timelines. Our process is transparent, and our team is accessible throughout your loan. You will know where you stand at every stage.
Fast Execution
Real estate moves quickly. Our streamlined underwriting process moves at market speed without sacrificing risk management. We close loans in weeks, not months.
Nationwide Availability
We work with investors across the country. Whether you are operating in primary markets or secondary markets, we have capacity and experience to fund your deals.
Frequently Asked Questions
Ready to Fund Your Next Deal?
Apply now to get a loan decision and move forward with your investment strategy
Apply NowDisclosure and Compliance Notice: This is not an offer to lend and does not constitute a loan commitment. The information provided is for educational purposes and general overview only. Specific loan terms, rates, and fees will be determined based on individual application, underwriting review, and credit approval. On Top Funding reserves the right to decline any application or modify terms based on its underwriting analysis. All loans are subject to property appraisal, title clearance, and satisfactory completion of underwriting. Rates and terms are subject to change without notice. This material is not intended as financial advice. Borrowers should consult with financial advisors and legal counsel regarding their specific transaction. Equal Opportunity Lender. Loans are made by On Top Funding and its licensed subsidiaries.
Hard Money
Real Estate Fix and Flip
Straight Acquisition
Acquisition and Rehab
Refinance
Cash-Out
We recognize that real estate investors might have a hard time obtaining financing for fix and flip or buy and hold deals, and so our goal is to help investors obtain capital to fund these deals. Loans from $75K to $2.5M+ can be used for:
Lending Criteria
Term
Loan Amt.
LTV
Property Types
FICO
Residential Fix and Flip (Rehab
Cash Now)
12 Months
$75K to $2.5M+
Non-owner occupied 1-4 family
residential
Up to 85% of the purchase price; Up to 65% Refinance; Up to 50% Cash-Out
No set minimum
Residential Fix and Flip (ARV)
12 Months
$75k to $2.5M+
Up to 85% of the purchase price + up to 100% of renovation costs; Not to exceed 75% of the ARV
Non-owner occupied 1-4 family residential
600 minimum
Residential Buy and Hold
18 Months
$75K to $2.5M+
Up to 85% of the Purchase Price; Up to 65% Refinance; Up to 50% Cash-Out
Non-owner occupied 1-4 family
residential
No set minimum
Contact us today if you have a loan transaction to discuss or submit
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Ontopfunding.com is a website operated by On Top Funding, LLC. By accessing this site and any pages thereof, you agree to be bound by our terms of use and privacy policy. The use of this website does not constitute an application for a mortgage loan or an offer by On Top Funding, LLC to lend.
This is not an offer to lend. All offers of credit are subject to due diligence, underwriting and approval. Not all borrowers will qualify and not all borrowers that qualify will receive the lowest rate or best terms. Actual rates and terms depend on a variety of factors and are subject to change without notice.
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