Fix & Flip / Bridge
Short-Term Bridge Capital for Rehab Projects
Purchase + renovation in one loan. Our Flip Lab analyzes your deal at three ARV scenarios before you make an offer.
How Fix & Flip Loans Work
We finance up to 90% of the purchase + rehab (LTC) and up to 75% of the ARV. Draws released as work completes. 12–18 month terms with interest-only payments.
Example Scenario
Financing Options
Bridge Loan Programs Compared
More leverage = less cash out of pocket, but higher rates.
The 6-Month Flip Lifecycle
From close to cash — every month matters.
Carrying costs accumulate at ~$3,000/month — every month over budget costs you profit
Where Your Rehab Budget Goes
Based on $75,000 total rehab budget
ROI by ARV & Rehab Cost
$200K purchase. Green = strong. Yellow = caution. Red = pass.
| ARV | $60K | $75K | $90K |
|---|---|---|---|
| $350K | 95% | 60% | 24% |
| $375K | 155% | 124% | 83% |
| $400K | 215% | 183% | 143% |
Real Deal · Case Study
From Fire Shell to $2.1M: A Colleyville Heavy Rehab
Colleyville, TX · 5 bd / 4.5 ba · ~0.46 acre
A $2M+ Colleyville luxury home, gutted by fire down to the studs. Conventional and most private lenders won't touch a non-habitable “burnout.” We underwrote it to its finished value, funded 100% of the rebuild, and wired in 12 days.
The Challenge
This wasn't a cosmetic flip. After a fire, the home was stripped to the framing — uninhabitable, with no kitchen, systems, or interior. In lending terms it's a heavy rehab: the “as-is” condition isn't financeable by a conventional lender, and the construction scope ($750K) is nearly as large as the purchase price. The investor needed a lender who would underwrite the finished asset and carry the full construction risk — fast.
How We Structured It
We lend against the After-Repair Value (ARV) — what the property is worth once the renovation is complete — not just its damaged as-is condition. An independent appraisal put the ARV at $2,122,000. From there, 818 financed 100% of the construction and the bulk of the acquisition, sizing the loan to ~69% of ARV. We fund the entire $750,000 rebuild through a draw schedule so the investor's cash is never tied up in the build:
- 1Borrower completes a phase of work — framing, mechanicals, drywall.
- 2An inspector verifies the completed work against the Scope of Work.
- 3We release that draw — typically within 48 hours — reimbursing the cost.
- 4Repeat through completion. Funding tracks progress; risk stays aligned.
The Investor Economics
Because we size the loan to the After-Repair Value, the $1,456,500 advance covered 100% of the construction and most of the acquisition — and returned $121,145 in cash to the operator at the closing table. The result: the operator controls a $2.12M asset with effectively none of their own capital left in the deal.
Illustrative: $2,122,000 ARV − ~$1,535,000 all-in (purchase + construction) − ~$235,000 selling & financing costs ≈ ~$350,000 projected net profit. With the operator's cash recapitalized at closing, that spread is earned on effectively no remaining equity. Estimates only — every project varies.
The Deal at a Glance
$121K out
cash to the operator at closing
~$350K
projected net profit (illustrative)
See how this deal closed in 12 days →
The “Vision” image is an architectural rendering of the planned renovation, not a completed structure. Figures reflect a single funded transaction; individual results vary, and return figures are illustrative estimates only — not a projection or guarantee. Not a commitment to lend; all loans subject to credit approval, underwriting, and property qualifications.
Common questions.
How much of a flip will 818 finance?
Up to 90% of the purchase price (LTC) plus 100% of the rehab budget, drawn on a schedule as work is completed and inspected.
How do I calculate profit on a fix and flip?
ARV minus everything: purchase, rehab, financing carry (interest + points), and selling costs (typically 6–8% of ARV). Our flip profit calculator above runs the full math — most experienced flippers target a net margin of 10%+ of ARV.
How fast can a fix and flip loan close?
As fast as 10 days on a clean file. Speed is how flippers win competitive and auction deals.
Do I need prior flipping experience?
Experience improves pricing and leverage, but first-time flippers with a strong deal and adequate reserves are financeable.
What credit score do I need for a fix and flip loan?
660+ earns the best execution; lower scores are workable with more equity in the deal.
Flip Profit Calculator
Purchase, rehab, ARV, carry — the full deal math, live. Then see the leverage that changes it.
Flip Profit Calculator
Run Your Flip Through Flip Lab
Enter your purchase, rehab, and ARV. Our AI scores the deal at three scenarios.