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Fix & Flip Loans
Short-term capital to buy, renovate, and sell — underwritten on the deal, not on you.
- Close in days, not weeks
- Rehab costs financed
- Underwritten on the deal
- Amount
- $75K – $2M
- Term
- 6 – 24 months
- Funding time
- 7 – 14 days
- Pricing
- A rate plus points, set by the lender
Typical market ranges, not an offer of credit. Actual terms depend on lender underwriting and your business qualifications.
What it is
How this one works.
Fix and flip financing funds the purchase and renovation of an investment property on a short timeline. Underwriting looks primarily at the property: what you are buying it for, what the rehab costs, and what it will be worth when finished. Because the asset carries the loan, these close in days rather than weeks — which is the entire point when you are competing for a property that will not wait.
Best used for
- Buying a distressed property that needs work before it can sell
- Competing with cash offers on a timeline a bank cannot meet
- Investors running more than one project at a time
- Bridging to a conventional refinance once the property is stabilized
The process
What working with us looks like.
Send the deal
Purchase price, rehab scope and budget, and your comps for the after-repair value. The deal is the application.
Value the project
The lender orders or reviews a valuation. Most will lend against a percentage of purchase plus rehab, capped by a percentage of the after-repair value.
Terms and close
Rate, points, term, and draw schedule. Closings commonly land inside two weeks.
Draws as you build
Rehab money is released in stages against completed work rather than handed over up front.
Qualifying
What you generally need.
These are typical thresholds across our lender network, not hard rules. Files that fall short in one area often still place if another is strong — which is exactly the judgment call worth a phone conversation.
- Experience
- First-timers considered; better terms with a track record
- Down payment
- 10% – 25% of purchase
- Credit score
- 620+ typical
- Documents
- Purchase contract, rehab budget, comps
Straight answers
The upside, and the part to think hard about.
Advantages
- Speed that competes with cash offers
- Rehab budget financed rather than out of pocket
- Approval driven by the property rather than your tax returns
- No prepayment penalty on most short-term investor loans
Things to consider
- Expensive by design — rate plus points, on a short clock
- Carrying costs compound every month the project runs long
- Draw schedules mean you front each stage of work before reimbursement
- If the property does not sell or refinance by term, you need an exit already planned
Questions
Fix & Flip Loans questions.
How much will I need to bring to the table?
Can I do this on my first flip?
What happens if it does not sell in time?
Is this a mortgage?
Other options worth comparing
Bridge Loans
Short-term financing for a property that needs time rather than a renovation budget.
CompareCommercial Real Estate
Buy, refinance, or bridge commercial property — including the building you already lease.
CompareHome Mortgages
An introduction to a licensed mortgage lender — and someone in your corner who has no commission riding on the answer.
CompareAlso worth knowing
Klark has spent fifteen years in Treasure Valley real estate.
Before and alongside Sparks Family Finance, Klark has worked as a licensed real estate agent in the Treasure Valley for fifteen years, with Silvercreek Real Estate. That is where the network behind a lot of this comes from — the lenders, the title and escrow people, the appraisers, the contractors who actually turn up. It is also why the fix and flip and commercial property conversations here tend to be shorter than they are elsewhere: the property side is familiar ground rather than something we take on trust.
If you are buying a home, looking at an investment property, or trying to work out whether a particular neighbourhood is the right bet, that is a different conversation from financing and it happens over here:
klarkkentsparks.com — Treasure Valley neighbourhood guides, school catchment research, and listings, from Meridian and Eagle to the Boise Bench.
To be clear about how this works: real estate brokerage is a separate business from Sparks Family Finance, and Klark is compensated for it in the ordinary way any agent is. That is different from the mortgage introductions on this site, for which we are paid nothing. You are never required to use one to get the other, and nobody here will think less of you for using your own agent.
Read more on this
Still working out which product fits? Start with The Idaho small business funding guide.
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Ready to look at Fix & Flip?
Two minutes to apply, a soft credit pull, and a real answer about whether this is the right instrument for you.