Fix & Flip Financing
A practical guide to short-term financing for the acquisition and renovation of non-owner-occupied investment property.
Fix & flip financing is designed around the investment project rather than the borrower's personal residence. The lender generally evaluates the purchase basis, renovation scope, as-is value, after-repair value, investor experience, liquidity, credit profile, and exit strategy.
Because leverage can change based on experience and transaction strength, a headline maximum should never be treated as an automatic advance for every project.
Common use cases
- Acquire a distressed or dated investment property
- Finance purchase plus eligible renovation costs
- Complete a value-add renovation for resale
- Refinance an eligible in-progress investment project
- Bridge a property until sale or long-term refinance
How lenders look at it
What typically drives the financing decision
Purchase basis and value
Purchase price, as-is value, and whether the acquisition basis is supported by the market.
Rehab and ARV
Detailed scope, construction budget, expected after-repair value, contingency, and project feasibility.
Investor experience
Completed projects can affect leverage and program selection; first-time investors may receive more conservative structures.
Liquidity and credit
Available cash, reserves, credit profile, existing obligations, and ability to handle overruns or delays.
Exit strategy
Expected resale, refinance, or rental exit and the timeline needed to execute it.
Preparing your request
What to have ready
Requirements vary by program, but a complete and organized package helps FLS identify the right path and reduces unnecessary back-and-forth.
Property
Purchase contract, property address/details, photos, preliminary title information, and valuation support as requested.
Rehab
Detailed scope of work, line-item budget, contractor/GC information, and project timeline.
Borrower
Entity documents, application, liquidity verification, credit authorization, and experience schedule where applicable.
Process
From request to funding
- 1
Analyze the project
Analyze purchase price, rehab budget, and expected ARV.
- 2
Calculate leverage
Calculate requested leverage against cost and value.
- 3
Review the borrower
Review experience, liquidity, credit, property type, and exit.
- 4
Route the request
Route to the best-fit fix-and-flip/bridge program.
- 5
Close & fund
Complete valuation, underwriting, closing, and construction-draw requirements if approved.
What can strengthen the request?
Buying below market, a realistic rehab budget, conservative ARV, adequate reserves, relevant experience, and a clear exit can materially strengthen a project.
Find the right fix & flip financing path
FLS Capital Advisors works across multiple financing sources rather than forcing every request into one program. Answer a few questions about your business and financing objective, and a specialist will review the paths that may fit.
General information only. This guide is intended for educational purposes and does not constitute an approval, commitment to lend, or guarantee of financing. Programs, eligibility, rates, fees, terms, collateral requirements, and documentation requirements vary by funding source and may change. Final eligibility and terms are determined by the applicable funding source after review of a complete application.