Fix & Flip
Residential flip financing
Bridge loans built for house flippers. Up to 90% of total project cost, 100% of your rehab budget funded through draws, and closings in as fast as 72 hours. From cosmetic refreshes to full gut renovations.
Why Requity
Built for flippers who move fast
The best flip deals are won by investors who can close quickly with certainty. Bank financing takes too long and hard money lenders charge too much. Requity bridges the gap with competitive rates, fast closings, and a draw process that keeps your renovation on schedule.
72-Hour Close Advantage
The best flip deals go fast. REO listings, auction properties, and off-market opportunities require proof of funds and a lender who can close on your timeline. We deliver term sheets in 24 hours and fund in as fast as 72 hours.
Simple Rehab Draw Process
Request a draw, schedule the inspection, and receive funds within 2-3 business days of approval. No complicated paperwork, no waiting weeks for reimbursement. Your renovation stays on schedule because your capital does too.
Flexible Exit Options
Sell the property and pay off the loan at closing, or pivot to a BRRRR strategy and refinance into a long-term DSCR rental loan. Your business plan can evolve mid-project.
Use Cases
What we finance
From light cosmetic refreshes to full gut renovations and multi-property portfolios. Every residential investment strategy has a loan structure to match.
Cosmetic Flips
Light renovation projects focused on paint, flooring, fixtures, landscaping, and curb appeal. These deals move fast with lower rehab budgets and shorter hold times, making them ideal for newer investors building a track record.
Full Gut Renovations
Major rehab projects including kitchen and bathroom remodels, layout changes, roof replacement, electrical and plumbing upgrades. Higher rehab budgets and longer timelines, but significantly more value creation and profit potential.
REO & Auction Acquisitions
Bank-owned properties and auction purchases often require proof of funds and fast cash closings. Bridge financing with a 72-hour close lets you compete with cash buyers while preserving your capital for renovations.
BRRRR Strategy
Buy, Rehab, Rent, Refinance, Repeat. Acquire a distressed property, renovate it, place a tenant, then refinance into a DSCR rental loan. Bridge financing covers the acquisition and rehab phases while you execute the long-term hold plan.
Estate & Probate Acquisitions
Inherited and estate properties often sell below market value but need significant updates. These deals typically require a fast, certain close to satisfy estate timelines and multiple heirs looking for a clean transaction.
Multi-Property Portfolio
Experienced flippers running multiple projects simultaneously can structure a single facility to cover several properties. Streamlined underwriting, one set of loan documents, and consolidated draw management across your active pipeline.
Eligibility
Who qualifies and what you need
Fix and flip loans are for investment properties only, not primary residences. Both first-time flippers and experienced investors can qualify. Here is what we look at and what to bring.
Eligible Property Types
We finance residential investment properties across a range of types and conditions.
Borrower Requirements
We underwrite the deal first, then the borrower. Experience helps but is not required.
What to Bring
A complete deal package helps us deliver a term sheet within 24 hours.
Deal Economics
How the numbers work
A representative fix and flip deal showing how bridge financing covers the acquisition and renovation, and how value is created through the rehab process.
Acquisition
Loan Structure
Completed Sale (6 Months)
Representative example for illustrative purposes only. Actual deal economics vary based on market conditions, renovation scope, and property specifics.
Draw Process
How rehab draws work
Your renovation budget is held in escrow and released as work is completed. The process is straightforward: finish the work, request the draw, get paid.
Submit Scope of Work
Include your detailed renovation budget and scope of work with your loan application. Our team reviews the rehab plan alongside the property and sets up draw milestones tied to your project phases.
Complete Work & Request Draw
Finish a renovation phase and submit a draw request through our portal. Upload progress photos and receipts for the completed work. Draw requests can be submitted at any point during the project.
Third-Party Inspection
A licensed inspector verifies that the work has been completed according to the approved scope. Inspections are typically scheduled within 1-2 business days of your draw request.
Funds Released
Once the inspection confirms the work is complete, funds are wired to your account within 2-3 business days. No waiting weeks for reimbursement, no unnecessary holdbacks on approved work.
FAQ
Fix and flip lending FAQ
A fix and flip loan is a short-term bridge loan designed for real estate investors who purchase a property, renovate it, and sell it for a profit. The loan covers both the acquisition cost and the renovation budget. Terms are typically 6 to 18 months with interest-only payments, giving the borrower time to complete the rehab and sell the property.
Requity Lending provides fix and flip loans from $100,000 to $5,000,000. We lend up to 90% of the total project cost (purchase price plus renovation budget) and up to 75% of the after-repair value (ARV). The rehab portion of the loan is funded at 100% of the approved renovation budget and released through a draw process as work is completed.
Prior flip experience is helpful but not required for every deal. First-time flippers can qualify with a strong deal, adequate reserves, and a realistic renovation plan. Borrowers with a track record of completed flips will typically receive better terms, higher leverage, and faster approvals.
After closing, you complete renovation work in phases and submit draw requests through our portal. A third-party inspector verifies the completed work, and funds are released within 2-3 business days of a successful inspection. You can submit draws at any point during the project as work milestones are completed.
We can close fix and flip loans in as fast as 72 hours from signed term sheet. Most residential bridge deals close within 72 hours to 14 business days. We deliver term sheets within 24 hours of receiving a complete deal package, and there is no credit pull required to receive a term sheet.
Our rehab holdback covers virtually all renovation work: cosmetic updates (paint, flooring, fixtures), full gut renovations (kitchens, bathrooms, layout changes), structural work (roofing, foundation), and mechanical upgrades (electrical, plumbing, HVAC). The scope of work is reviewed during underwriting and approved as part of the loan.
Yes. If your business plan changes mid-project and you decide to hold the property as a rental, you can refinance out of the bridge loan into a long-term DSCR rental loan once the renovation is complete and a tenant is in place. This is the core of the BRRRR strategy, and Requity supports both the bridge and the permanent financing sides.
The after-repair value is the estimated market value of the property after all renovations are completed. Requity underwrites fix and flip loans based on both the loan-to-cost (LTC) and the loan-to-ARV ratio. We lend up to 90% of total cost and up to 75% of ARV, whichever is lower. A higher ARV relative to your total cost means more available leverage.
Requity Lending provides fix and flip financing nationwide. We evaluate each deal based on the local market, comparable sales, the property condition, and the borrower's renovation plan. Urban, suburban, and select rural markets with strong resale demand are all eligible.
Fix and flip loans start at 9% interest-only with origination points and standard closing costs. Interest is calculated only on the drawn balance, so you do not pay interest on rehab funds until they are released.
Requity finances single-family homes, duplexes, triplexes, fourplexes, townhomes, and warrantable condominiums. Properties must be residential investment properties. We do not finance owner-occupied primary residences, vacant land, or commercial properties through the fix and flip program. Properties in any condition are eligible, including distressed and bank-owned.
An LLC or corporate entity is required for investment property loans. We close in the name of your LLC or corporation, which also provides liability protection and tax benefits for your investment business. We recommend consulting with an attorney or CPA about entity structure before your first project.
The 70% rule is a common guideline used by fix and flip investors to evaluate deal profitability. It states that your maximum purchase price plus renovation costs should not exceed 70% of the property's after-repair value (ARV). For example, if the ARV is $400,000, your total investment (purchase plus rehab) should stay below $280,000 to maintain a healthy profit margin after holding costs, closing costs, and selling expenses.
Yes. Extension options are available if your renovation or sale timeline extends beyond the original loan term. Extensions are evaluated on a case-by-case basis and depend on project progress, remaining work, and market conditions. We recommend communicating early if you anticipate needing additional time so we can discuss options before maturity.