How to Get a Loan to Flip a House

House flipping is at its highest level since 2007, thanks to rising home prices and the increased availability of financing. What’s more, a limited housing supply is helping flippers earn higher profits now than they were getting after the housing crisis, when foreclosures flooded the market.

While buying, fixing and quickly reselling properties can be lucrative, it takes much more money to flip a house than it does to simply buy a house that you want to live in. Not only do you need the cash to become the property’s owner, you also need renovation funds plus money to pay for property taxes, utilities, insurance and loan interest from the day the sale closes through the rehab work and until the day it sells. Short-term capital gains tax rates of 10% to 39.6%, depending on your federal income tax bracket, will cut into any profits you earn on properties you flip within one year or less. 

If you have no cash of your own to invest, getting started in house flipping is not an easy proposition. This isn’t 2005, when anyone who could fog a mirror could get a mortgage with nothing down. Even with a down payment, you’ll pay more when you’re borrowing to finance a flip than when you’re borrowing to buy a primary residence: Lenders see flipping as a riskier proposition.

Further, many lenders will not work with inexperienced flippers. They will want to see that you have a successful track record of flipping at least one home and will not make exceptions. Others will work with an inexperienced flipper, but will charge higher fees until that person develops a successful track record. (See 5 Mistakes That Make House Flipping a Flop.)

If you’re interested in flipping homes but aren’t an all-cash buyer, here are some options for financing the endeavor.

1. Get a Hard Money Loan

Experts disagree on what exactly “hard money” means. Some say it refers to the fact that it is much more expensive than traditional financing and has “harder” terms. Others say it’s because it finances houses that are “hard” for conventional lenders to finance. Still others say the term describes the collateral for the loan: a hard asset, which in this case is real estate. 

How These Loans Work

Hard money loans usually have terms of less than one year and interest rates of 12% to 18%, plus two to five points. A point is equal to 1% of the loan amount, so if you were borrowing $112,000 and the lender charged two points, you would pay 2% of $112,000, or $2,240. Rather than pay points at closing, as you would with a conventional mortgage, with a hard money loan you may not have to pay points until the home sells, which can help you finance a flip without putting up any of your own money.

Hard money lenders base the amount you can borrow on the home’s after-renovation value (ARV). If a home costs $80,000 but the ARV is $160,000 and you can borrow up to 70% of ARV, then you can borrow $112,000. After paying the $80,000 purchase price, you’ll have $32,000 left for closing costs, lender fees, rehab, carrying costs and selling expenses such as staging, marketing and real estate agent commissions. If you can stick to that budget, you won’t need any money out of pocket to flip the home. 

Brian Davis, cofounder of SparkRental and a real estate investor with 15 properties, says it may be possible to avoid paying closing costs by negotiating for the seller to pay them. 

The $2,240 in points will take up a significant chunk of that $32,000 budget, though, and if you’re paying 15% interest for six months, your total interest cost on $112,000 will be $8,400. Hard money lenders typically expect interest-only payments monthly while the loan is outstanding,  but some may allow the interest to accrue and not require it to be paid until the flip is complete. After these two big expenses, you’ll have just $21,360 for everything else – less if you had to pay closing costs. But if the home really does sell for $160,000, you’re looking at a $48,000 profit, minus taxes, for six months of work, potentially without writing a single check from your own bank account.

Hard Money vs. Conventional Loans

Lucas Machado, president of House Heroes, a group of real estate investors that repairs and flips houses in poor condition in South Florida and finances hard money loans, says hard money loans are the most popular and fastest way to get money for a flip since there is no bureaucratic red tape.

“Properties in poor condition don’t satisfy guidelines for traditional mortgage financing. Hard money lenders, on the other hand, expect to lend on houses in disrepair,” Machado says. Unlike conventional lenders such as banks, they aren’t bound by guidelines regarding property condition or by borrower qualifications such as debt-to-income ratios and credit scores.

“Hard money lenders decide whether to make the loan by evaluating the strength of the deal and the reliability of the home flipper,” Machado says. If the purchase and repair costs vs. the resale value makes sense and the home flipper is trustworthy, a hard money lender will make the loan. “Should the flipper default, the hard money lender can foreclose, take ownership of the house and sell it profitably on their own.”

In some cases, hard money lenders will want to see documents such as tax returns, bank statements and credit reports, but it’s up to the lender. Another difference between conventional lenders and hard money lenders is that the latter don’t care if down payment funds are borrowed. 

A hard money lender, similar to a bank, will hold the first position lien on the home until the borrower repays the loan, but the borrower will be the owner and will hold the deed, explains Mat Trenchard, acquisitions manager with Senna House Buyers, one of the largest house-buying companies in Houston.

Where to Look for Lenders

One place to find a hard money lender is online.

Lima One Capital  will work with new flippers and will lend up to 90% of loan-to-cost or up to 70% of loan-to-ARV. Fees and interest rates decrease with a borrower’s flipping experience. Lima One lends in most states; rates and fees vary by state. In general, expect to pay  an origination fee of 3.5% and an interest rate of 12% if you’ve completed up to one flip in the last 24 months; a 3% origination fee and an 11% interest rate with two to four flips under your belt; and an origination fee of 2% and an interest rate of 9.99% with five or more completed flips. Borrowers with credit scores lower than 680 will be able to borrow slightly less and will pay the highest costs; the minimum credit score is 630. Lima One Capital requires a 10% down payment  and offers repayment terms up to 13 months. 

LendingHome offers fix-and-flip loans for up to 90% of the purchase price and 100% of renovation costs. Borrowers must submit bank statements to show they can cover the down payment and closing costs; a purchase contract; a list of their past fix-and-flip projects; property documentation; and a down payment. Interest rates typically range from 9% to 12%. There is a $199 application fee to cover third-party loan underwriting costs. LendingHome also charges an origination fee, appraisal fee, and title and escrow fees, and the company holds back rehab funds until after the renovations are complete. 

As another option, Machado suggests reaching out to local real estate investment associations, local investors and local real estate agents to find hard money lenders. But there may not be much room to negotiate, especially on points and interest rates.

Over the past three and a half year, Machado notes, there have been so many opportunities to lend money that there is no need to chase a deal. “Why take on a loan at a lower return today, when you'll probably come across another opportunity tomorrow?” he asks.

2. Consult with Private Lenders

“A private lender is simply an individual with substantial capital to loan you,” says Trenchard. “You would be surprised how many individuals are out there looking to loan money they have saved. They will operate much like an HML [hard money lender], except typically you can get better rates and terms.”

Trenchard says private lenders may be more open to negotiating payment terms than hard money lenders are. They may even be willing to act as a partner on the deal and take a share of the profits in exchange for not charging the borrower interest.

“The key for the inexperienced flipper is to have confidence when negotiating,” Trenchard says. “They need to network and talk to other flippers about how much they are used to paying and know they can walk away. Don’t think because you couldn't come to an agreement with the first lender you talk to that you won't find the money for a deal.”

If you don’t have a rich uncle, you can seek out private lenders at local real estate networking events. These individuals might charge 8% to 12%, plus zero to two points compared to a hard money lender’s 12% to 15% with two to five points, Trenchard says. Like a hard money lender or a bank, they will take a first position lien on the house.

How to Vet a Private Lender

Experienced professional flippers say that the best way to vet a private lender you’re considering working with is to speak with other flippers – whom you’ll also find at real estate networking events – and ask if they have experience with those lenders. How quick was the turnaround? What pricing did they receive? How responsive was the lender? You can also ask for references and call them.

The worst-case scenario is usually that a deal falls through because the lender doesn’t provide the promised funding and the buyer loses his or her earnest money deposit. Another possibility is being surprised at the settlement table by unexpected lender fees. There is also the potential for legal battles over contract terms or a lender trying to catch a borrower in default so it can foreclose on the property. These are all good reasons to check out a lender before signing anything.

“That said, remember that in this kind of transaction, the lender is trading a bunch of money in exchange for some signed sheets of paper – loan documents. That’s not a bad deal for the borrower,” Machado says.

Online Private Lenders

Like hard money lenders, you can also find private lenders on the internet.

5 Arch Funding, based in Irvine, Calif., works with experienced flippers in 18 states, with more coming soon. It offers single-digit interest rates for fix-and-flip loans. 

Anchor Loans  claims it is the nation’s largest fix-and-flip lender. The Calabasas, Calif.–based company can close deals within seven days on a wide array of property types at competitive interest rates in 20 states. Terms vary by state; in California, for example, loans are available with interest rates of 8% to 12%, depending on loan-to-value and borrower experience, with origination fees of 2% to 3% and loan terms of 6 to 12 months with no prepayment penalties. Flippers can borrow up to 70% of the home’s ARV. Borrowers must have a proven track record of at least five flips in the previous 18 months; Anchor Loans will consider loans to qualified corporations and multi-member LLCs with fewer than five flips. 

Trenchard doesn’t consider companies that lend money to flippers to be private lenders – even when they refer to themselves that way – because they tend to have fees and interest rates similar to those of hard money lenders. However, the two examples above are exceptions.

Davis says some companies may call themselves private lenders simply because they are privately owned companies, but technically, a private lender is a friend, family member or another individual who doesn’t make a business out of lending money but agrees to make a loan.

3. Crowdfund Your Flip

Crowdfunding relies on a group of various individuals and/or institutions to collectively finance loans. Each lender, who is referred to as an investor, supplies a small percentage of the borrower’s loan and earns interest on that money.

Traditional crowdfunding sites like Prosper aren’t geared toward buying and flipping houses; Prosper’s maximum loan amount of $35,000  is intended for projects like home renovation, debt consolidation and small business funding. That’s where specialty crowdfunding sites for residential real estate flippers come in. Options include RealtyShares, Groundfloor Finance and Patch of Land. Some will “prefund” your loan, meaning that the company will quickly close your loan using its own money while it waits for investors to put up funding, while others do not close your loan until investors have fully funded it. That may mean a slower closing or no closing.

“Crowdfunding websites occupy a similar niche as hard money lenders,” Davis says. “They’re relatively expensive, but will lend to real estate investors regardless of how many mortgages they have, and focus heavily on the collateral and quality of the deal itself.”

Four Crowdfunding Sites

RealtyShares offers short-term rehab loan to cost (LTC) financing of up to 90%, closings in as few as 10 days, terms of 6 to 24 months and rates starting at 9%.  Loans of $100,000 to $10 million are available. The company works with experienced investment companies with a proven track record and only approves 5% of deals.

Groundfloor offers loans from $25,000 to $2 million with financing of up to 90% of LTC, closings in as few as seven days, no payments during the loan term, and no tax returns or bank statements required for loans under half a million. Interest rates range from 6% to 26%. Borrowers must pay a minimum of three months of interest even if they pay off the loan sooner. Typical closing costs are $500 to $1,500, and Groundfloor charges two to four points per loan. All points and fees can be rolled into the loan. Groundfloor typically does not work with inexperienced flippers. 

Patch of Land offers loans from $100,000 to $5 million with financing of up to 80% of loan-to-value or up to 70% of after-renovated value,  closings in as few as 7 days, and interest rates starting at 7.99%. Borrowers make automatic monthly interest payments on their loans for terms of one to 36 months. Patch of Land only works with experienced developers. 

AssetAvenue, an online lender based in California, finances loans of $150,000 to $2 million for investment properties in 43 states  and says it can close on a rehab loan in as little as 10 days. It charges an application fee so that a third party can perform due diligence on the borrower’s loan request; it also charges an origination fee and other standard closing costs. Flippers can borrow up to 75% of the purchase price and up to 100% of the rehab budget. Borrowers upload their documents and can monitor their loan’s progress online. Loans are repaid via automatic debit from the borrower’s bank account. 

Possible Drawbacks

Trenchard and Machado said they had not used any real estate crowdfunding websites. But both suspected that the crowdfunders’ process for evaluating and committing to a deal might be slower than what a borrower would experience with a private or hard money lender with whom he or she has a solid relationship. Those lenders might be able to close a deal in 24 hours when a great opportunity comes up and all the paperwork is in order.

Unlike a private lender, crowdfunding sites also may not offer the opportunity to negotiate. They may have set parameters for each deal because they are responsible to a large group of investors.

(Learn more about your responsibilities when you sell in Real Estate Flipping: 8 Disclosures You Must Make.)

The Bottom Line

If you don’t have enough cash to flip a house without financial help – or if you do have the cash but want to limit your risk – there are several ways to get funding. A hard money lender, private lender or real estate crowdfunding site can help you achieve your house-flipping dreams.

All of these options are expensive compared with traditional mortgage financing for an owner-occupied home, but their price reflects the high risk the lender is taking and the unlikelihood of your getting a low-interest bank loan to flip a house. But using other people’s money not only lets you get started in the flipping business when you have little or no cash to invest, it also gives you a chance to flip more properties simultaneously and increase your overall profits once you gain enough experience to do multiple deals. 

“If you know the options, where to find them and how to network, the problem lies more in finding deals than in finding the money,” Trenchard says. “It is very easy to find money for a great deal, but it is very difficult to find great deals.”

Disclaimer: The lenders named and described in this article are presented for informational purposes only. Neither Investopedia nor the author endorses any of these companies. Borrowers should do their own research before determining if any of these lenders are a good choice for their particular financing needs.