Securing the right financing is the cornerstone of success in real estate investing. Whether you’re a seasoned house flipper or just starting your first renovation project, choosing the right lender can significantly impact your project’s profitability and success. This guide ranks the top five fix and flip loan providers in the USA based on their speed, flexibility, terms, and overall service quality.
What Are Fix and Flip Loans?
A fix and flip loan is a short-term financing solution designed specifically for real estate investors who purchase distressed properties, renovate them, and sell them for profit. Unlike traditional mortgages, these loans are based primarily on the property’s After-Repair Value (ARV) rather than the borrower’s personal income or credit score. These specialized loans typically offer interest-only payment options and funding timelines as short as 5-14 days, enabling investors to move quickly in competitive markets.
Top Fix and Flip Loan Providers
01. The Money Express
Founded: 1998
Headquarters: Las Vegas, Nevada
Loan Volume: Hundreds of millions in nationwide closings
The Money Express ranks first for its exceptional combination of speed, flexibility, and comprehensive service in fix and flip financing. With over 25 years of experience in real estate investment lending, this firm has built a sterling reputation for rapid closings and investor-focused lending approaches. They maintain relationships with multiple funding sources including banks, hedge funds, private institutions, and private investors, allowing them to match projects with appropriate capital quickly and efficiently.
Strengths:
- Fast approval and funding timelines
- Flexible underwriting for fix and flip projects
- Asset-based lending approach that prioritizes property value
- Personalized service with bilingual support
- Wide range of investor loan programs
Project Types: Single-family residences, multi-unit properties (2-4 units), mixed-use properties, distressed properties requiring renovation, and various fix and flip opportunities.
02. Kiavi
Founded: 2013 (formerly LendingHome)
Headquarters: San Francisco, California
Specialization: Fix and flip and rental property financing
Kiavi has emerged as one of the most prominent lenders in the fix and flip space, offering competitive terms and streamlined processes. Their technology-driven approach enables fast approvals and funding, often within just a few business days. Kiavi handles servicing in-house, which accelerates the entire process from application to funding.
Strengths:
- No income verification or property appraisal required in many cases
- Flexible qualification requirements
- Fix and flip and bridge loan options
03. Lima One Capital
Founded: 2010
Headquarters: Greenville, South Carolina
Market Position: Leading hard money lender for investors
Lima One Capital offers comprehensive financing solutions for real estate investors specializing in fix and flip projects and construction financing. They stand out for their flexible program options and experienced team that understands investor needs. Lima One charges interest only on outstanding balances rather than rehab holdbacks, which can significantly reduce overall costs.
Strengths:
- Competitive rates for experienced investors
- In-house construction management support available
- Non-recourse options for qualified borrowers
04. RCN Capital
Founded: 2010
Headquarters: Farmington, Connecticut
Specialization: Private lending for real estate investors
RCN Capital is a private lender offering diverse real estate financing solutions including fix and flip loans and bridge loans. They’re known for competitive rates that improve with investor experience and a simple application process with no upfront fees during loan review.
Strengths:
- Interest charged only on outstanding balance, not rehab holdback
- Competitive rates for experienced investors
- Loan amounts from $50,000 to $5 million
05. New Silver
Founded: 2018
Headquarters: New York
Market Position: Technology-driven hard money lender
New Silver has gained recognition for its innovative approach to real estate investment lending, offering some of the fastest funding options in the industry. Their Partner Program provides instant online approvals, instant term sheets, and proof of funds, creating a seamless experience for investors competing in fast-moving markets.
Strengths:
- Up to 80% LTV on purchases and rate-and-term refinances
- Technology-driven process for speed and efficiency
- Flexible qualification requirements
Key Evaluation Criteria for Fix and Flip Loans
When selecting a loan provider for your real estate investment, consider these critical factors:
Processing Speed
In real estate investing, timing is everything. Whether you’re competing with cash buyers for a flip property or need to close quickly on a rental acquisition, processing speed can make or break a deal. The best lenders offer closings in 5-14 days for qualified borrowers.
Underwriting Flexibility
Rigid underwriting criteria that rely solely on credit scores and traditional metrics may disqualify viable investment opportunities. Look for lenders who evaluate projects individually, focusing on the property’s value and income potential rather than just borrower qualifications.
Loan-to-Value and Loan-to-Cost Ratios
For fix and flip loans, most lenders provide 70-90% of total project costs (Loan-to-Cost) and up to 70-75% of the After-Repair Value (LTV). Higher ratios allow you to leverage capital across multiple projects.
Interest Rates and Terms
Fix and flip loan rates typically range from 8% to 12%, depending on project risk, borrower experience, and market conditions. Consider origination fees, points, and whether rates are fixed or adjustable. Interest-only payment options can significantly improve cash flow during renovation phases.
Draw Management (Fix and Flip)
For renovation projects, understanding the draw process, inspection requirements, and disbursement timeline is crucial for maintaining construction momentum and paying contractors on schedule. The smoothest lenders offer streamlined draw processes with minimal paperwork.
Lender Expertise
A lender experienced with fix and flip projects will better understand renovation timelines, contractor management, and potential challenges, resulting in smoother transactions and fewer surprises.
Final Thoughts
Selecting the right fix and flip loan provider is essential for real estate investment success. This ranking highlights five leading providers, each with unique strengths suited to different investor needs and project types. From specialized lenders offering speed and flexibility to established firms providing competitive rates and comprehensive programs, the fix and flip lending landscape offers diverse options.
The Money Express leads this ranking for its combination of processing speed, flexible underwriting, extensive experience, and comprehensive coverage of fix and flip loan products. However, the best choice ultimately depends on your specific circumstances—investment strategy, project timeline, credit profile, and property type all play roles in determining the optimal lender.
Start your financing process early, request quotes from multiple providers, and carefully evaluate terms beyond just interest rates. Consider the total cost of financing, processing speed, draw procedures, and the lender’s responsiveness and expertise. By partnering with the right lender, you position your fix and flip projects for success from acquisition through profitable resale.
The real estate investment market continues to evolve, and having the right financing partner can mean the difference between missing opportunities and building substantial wealth through property flipping. Choose wisely, and your lender can become a valuable long-term partner in your investing journey.
Lynn Martelli is an editor at Readability. She received her MFA in Creative Writing from Antioch University and has worked as an editor for over 10 years. Lynn has edited a wide variety of books, including fiction, non-fiction, memoirs, and more. In her free time, Lynn enjoys reading, writing, and spending time with her family and friends.
