Fix and flip loans help real estate investors finance the purchase, and renovation, of a property so that it can be flipped for a profit. Delancey Street can help provide fix and flip loans all across the USA for real estate investors. We have immense experience, and have funded over $100 million in fix and flip loans.
We offer fix and flip loans with rates starting at 7%. You can get funding in as little as 7 days, and there’s no prepayment penalty.
Below are some of the most common types of fix and flip loans.
Hard Money Loans – This is best for experienced investors who’ve done fix and flip loans already.
Cash Out Refinance Loans – Great for investors who have a property with 30-40% equity in it.
Home Equity Line of Credit – Good for investors who have an owner-occupied residence with over 30-40% home equity.
Investment Property Line of Credit – Investors who have equity in their rental property, and want to get cash out of it to rehab a current property, or to buy a new property.
Bridge Loan – Good for investors looking to purchase a property quickly without having to sell another one first.
Bank Loan – Good for investors looking to buy and hold properties.
1. Fix and Flip Hard Money Loans
These are the stereotypical hard money loans, which are short term loans that have been secured by real estate. These loans are used to purchase and then renovate a property. Investors usually will use a hard money loan in order to purchase, renovate, and then sell a property in 1 year. They are ideal for fix and flippers since these types of lenders finance properties in poor condition.
Hard money loans have lower qualifications for approval than traditional banks. They help fix and flip investors get funding in 7-15 days. They are ideal for novice, and experienced investors alike. Hard money lenders care more about the property and it’s potential value than who the borrower is.
2. Cash Out Refinance Loans
This another great way of funding your fix and flip. It’s possible to refinance your existing mortgage, and get a new mortgage to replace the current one. If there is enough equity in the house, you can do a cash-out refinance which will allow you to access the extra equity in the property.
Typically you need at least 20% equity in the property to be eligible for this. Because you already own the property and have extra equity, this is a great way to pay for your next fix and flip.
3. Home Equity Line of Credit
This is not a true loan – it’s more of a credit card. You can be issued a home equity line of credit as a fix and flip investor, based on the value of your existing property. This credit can be used based on the HELOC’s terms. Just like credit cards, interest charges are charged on the HELOC for the amount borrowed until it is repaid.
Unlike cash out refinance, a HELOC can be both a first or second lien. Because it can be a second lien, it gives you more flexibility than getting a traditional hard money loan. HELOC can only be issued on an owner-occupied primary residence. There are no restrictions on what a fix and flip investor does with the capital, but the HELOC can only be taken out on a primary residence – and not an investment property.
4. Investment Property Line of Credit
This is similar to an investment property line of credit. It is used specifically on investment properties. It’s similar to a credit card, and you only pay interest on money you are actually using. The LOC is great for short term cash needs, and can be used for both purchases and renovations.
An investment property LOC can only be used by fix and flip borrowers on non-owner occupied properties. It’s possible to get a single asset LOC, or a portfolio investment property LOC.
5. Bridge Loan
These are temporary loans used to cover the time between when the fix and flip property is bought and sold. It’s used to purchase a property, before selling another property/that property. It allows you to purchase a fix and flip property without having to sell your property first. Unlike with a hard money loan, you can’t finance a rehab with a fix and flip bridge loan.
6. Bank Loan
Bank loans and online mortgages are typically 15-30 year terms, and are used to purchase long term properties that will be occupied. Bank loans and traditional mortgages are not suitable for fix and flip investors – especially since traditional bank loans won’t be given for distressed properties.
Can Fix and Flip Investors Get Hard Money Loans?
The short answer is YES. Fix and flip investors are investors who are great candidates for hard money loans. Because these investors purchase, renovate, and sell, within 3-12 months – they are ideal for hard money lenders. Often, hard money lenders want to get their money back as quickly as possible so they can keep lending it again and again. Hard money loans are great for short term investors like fix and flip investors – because it gives the investor the chance to purchase and renovate the property in a single loan. In addition, most hard money lenders will only ask for payment on the interest – in contrast to traditional banks who will ask for payment on the interest and principal. As a result, many fix and flip investors speak to hard money lenders for capital. Many short term investors look for houses in poor condition that if renovated can sell for more than their current market value. These houses come from short sales, foreclosures, and lender owned REO properties.
Using a hard money loan, fix and flip investors can finance the initial purchase of the house and in addition – can finance the cost of the renovations. Fix and flippers get hard money loans equal to the AFTER REPAIR VALUE, which is the expected fair market value after all the construction is completed. Once a property is purchased with funds from a hard money lender, the investor can start the renovations. Typically, hard money lenders will give money in the form of stipends, or draws. It means the fix and flipper will have to float rehab costs until he/she gets money from the hard money lender. During the renovation period, the fix and flip lender only has to make payments on the interest. At the end of the loan the fix and flipper will repay the loan using the profits of the house’ sale.