I want to
my property

Fast & Easy Fix and Flip Loans

  • Property Types: Residential 1- 4 units, condos
  • Rates Starting at: 8.49%
  • Loan Amount: $250,000 – $10,000,000
  • Max Loan To Value: 85% Purchase – 100% of Rehab
  • Max Loan to ARV: 75%
  • Term Length: 6-18 months
  • Min FICO: 600

(can do asset based, no fico, on case by case basis)

Steps To Close

Application day

Submit Application

We will review your application and give you a conditional loan pre-approval within 24-48 hours

When you accept the terms

Property Valuation

Once you accept the terms, we will do an internal property valuation. Usually we don’t need new appraisals so we can complete the valuation within a few days. 

5-7 days


Once we have your appraisal we submit to loan docs and will take about 5 – 7 days to close.

Frequently Asked Questions

1. How much can I borrow with a real estate fix and flip loan?

HML Investments can get you financing up to 90% “initial” LTC plus 100% of rehab costs. Your FICO score and real estate experience are two of the biggest factors in what leverage option you qualify for.

2. How do you Calculate Loan-To-Cost? (LTC)

HML Investments calculates LTC by % of purchase price + 100% rehab budget. Your down payment will be lower with a blended LTC  versus a total cost LTC calculation method. Your real estate experience and credit score will determine how much leverage you can get. 

3. What types of transactions can be funded on a fix and flip program?

Our fix and flip loans allow three kinds of transactions on non-owner occupied properties including single-family residences, 2-4 units, condos, and PUDs:

New Purchase – close quickly in as little as 10-14 days on your purchase with renovation costs financed to compete with cash buyers. 

Delayed Purchase – When you use your own cash or equity and want to replenish your cash position within 6 months of the property purchase. 

Seasoned – Owned the flip for more than 6 months? We can help you get across the finish line and complete the flip. 

4. Do I need a new appraisal?

On most fix-and-flip loans if you have decent credit you can qualify for our no-appraisal program. We will do an internal property valuation which can drastically speed up the closing process.

5. Is having a financial partner better than hard money loans?

When real estate investors considers alternative funding sources to their projects, one such option is to get a funding partner, and while partnering up to fund a real estate property might be a good idea in some cases, there are many things to consider before doing so. The first and most obvious thing to consider is that with a partner you might give up some decision making control. It is also very common that the partner will ask for a payment of 50% of the profit once you sell your property, which is very expensive if you think about it.

When you consider these reasons, it might be more beneficial to get funding from a hard money direct lender and keep 100% of your profits at the end of the project.

6. What are the advantages of a hard money loan?

So, as we already discussed before, speed is perhaps the most obvious advantage of a hard money loan. While traditional lenders can take up to 45 days to evaluate your application, hard money lenders may approve your loan within days in some cases.

Hard money financing can actually help the buyer negotiate a better purchase price.

People with bad credit, no income history and other situations can still qualify or a direct hard money loan, compared to a traditional loan where specific and strict rules apply.

7. How fast can I get a hard money loan for my project?

It’s not rare that banks of other conventional lenders will give you a green light on a loan just to back out in the last second because something new came up, even if it’s a small detail that won’t have any effect on the loan, but they were just not aware of it before and need to go through the process. This might leave the investor in a very tough situation as they will never have enough time to find a new loan and the deal might be lost.

This is exactly where Hard money lenders like HML Investments come in. Direct lenders can asses and approve hard money loans within days and with no surprises. Short term hard money loans are a great choice for real estate investors for good reasons.

8. What if I am self-employed and don’t have enough work experience?

That’s a great question, usually, traditional lenders don’t like to deal with self-employed borrowers, mainly because they like borrowers who work for big corporations and have steady pay checks and a minimum of 2 years work experience. The ” issue ” with full time real estate investors is that they don’t have steady pay checks, and they are usually self-employed.

Direct hard money lenders can provide funding for investors with no 2 years work experience and no steady pay check. For many, it’s a great start to get things going and after getting two years of work experience they may refinance the hard money loan into a more conventional loan.

Request a Free Consultation

One of our brokers will go over your details for free!