This guide is for real estate investors who need short-term financing for a renovation project and want help choosing the right fix-and-flip lender. Fix-and-flip loans can be expensive, so it is important to find a provider that fits your budget, timeline, and project goals.
The best fix-and-flip loans typically offer fast funding, short repayment terms, and flexible qualification requirements. Since the right loan depends on your specific situation, I selected lenders with a range of terms, rates, and borrower requirements.
| Provider | Best for | Maximum loan amount |
|---|---|---|
| Kiavi | Best overall for ease of application process and favorable terms | $5 million |
| RCN Capital | Experienced investors seeking lower rates | $3 million |
| Lima One Capital | Large funding amounts | $5 million |
| Flip Funding | First-time flippers | $4 million |
| LendingOne | Short- and long-term investments | $3 million |
| AMZA Capital | Credit line for flipping multiple projects | $50 million |
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- Quick comparison of the best fix-and-flip loans
- Kiavi: Best overall for ease of application process & favorable terms
- RCN Capital: Best for experienced investors seeking lower rates
- Lima One Capital: Best for large funding amounts
- Flip Funding: Best for first-time flippers
- LendingOne: Best for short- and long-term investments
- AMZA Capital: Best credit line for flipping multiple projects
- How I chose the best fix-and-flip lenders
- Alternatives to fix-and-flip loans
- Frequently asked questions (FAQs)
- Bottom line
Quick comparison of the best fix-and-flip loans
| Lender | Max. loan amount | Est. starting interest rate | Max. loan repayment term | Min. credit score | Est. time from application to funding |
|---|---|---|---|---|---|
| Kiavi | $5 million | 7.75% | 24 months | 680 | As fast as 7 days |
| RCN Capital | $3 million | 9.24% | 18 months | 650 | 10 to 30 days |
| Lima One Capital | $5 million | 7.5% | 24 months | 680 recommended | 10 to 30 days |
| Flip Funding | $4 million | 9.5% | 24 months | 500 | 10 to 14 days |
| LendingOne | $3 million | Varies | 24 months | 680 recommended | As fast as 10 days |
| AMZA Capital | $50 million | 10% | 12 months | 650 | 2 to 4 weeks |
Kiavi: Best overall for ease of application process & favorable terms
 | |
|---|---|
| Rates & Terms | |
| Estimated starting interest rate | 7.75% |
| Loan amount | $100,000 to $3 million |
| Repayment term | 12, 18, or 24 months |
| Repayment schedule | Monthly |
| Loan fees & closing costs | 1.5% to 2% of the loan amount |
| Estimated total time from application to funding | As fast as 7 business days |
| Qualifications | |
| Credit score | 680 |
| Maximum LTV, LTC & ARV | 80% ARV |
| Flipping experience required? | No |
| Visit Kiavi | |
Why I like Kiavi
Kiavi offers fix-and-flip and bridge loans that finance both the initial purchase of a home and the costs of repairs and renovations. It ranks as my best overall provider because its rates, terms, qualification rules, and application process are all competitive.
There are no application fees for many loans, and you can often qualify without income verification or a property appraisal. Because Kiavi trims requirements that many other lenders use, it can fund loans in just a few business days. It also handles servicing in-house, which helps speed the process from application to funding.
Its fix-and-flip loans can be used for different purposes. This includes new purchases, refinances of homes purchased in the past six months, and the financing of more seasoned homes. Eligible properties include single-family homes, manufactured properties, two- to four-unit homes, condominiums, and properties in planned unit developments (PUDs).
To learn more or to submit an application, you can visit the Kiavi website. There, you can get pre-qualified with just a soft credit pull and no negative impact on your credit score.
RCN Capital: Best for experienced investors seeking lower rates
 | |
|---|---|
| Rates & Terms | |
| Estimated starting interest rate | 9.24% |
| Loan amount | $75,000 to $3 million |
| Repayment term | 12 to 18 months |
| Repayment schedule | Monthly |
| Loan fees & closing costs | 1% to 4% of the loan amount |
| Estimated total time from application to funding | 10 to 30 days |
| Qualifications | |
| Credit score | 650 |
| Maximum LTV, LTC & ARV | 95% LTV, 100% LTC, 75% ARV (Varies by experience level |
| Flipping experience required? | No |
| Visit RCN Capital | |
Why I like RCN Capital
RCN Capital offers more competitive rates and terms depending on your experience flipping properties. Unlike some lenders, it charges interest only on your outstanding balance and not on the rehab holdback. That practice can lower your overall costs on a fix-and-flip project.
Other qualification requirements include a minimum as-is property value that’s based on the type of real estate being financed. The minimum is $100,000 for single or two- to four-family homes and $350,000 for multifamily or mixed-use properties.
To apply, you can visit the RCN Capital website. There are no upfront fees during the loan review or approval process. However, you will be responsible for any third-party inspections that are required to issue a loan approval. Some examples include appraisal fees and environmental studies.
Lima One Capital: Best for large funding amounts
 | |
|---|---|
| Rates & Terms | |
| Estimated starting interest rate | 7.5% |
| Loan amount | $100,000 to $5 million |
| Repayment term | 13, 19, and 24 months |
| Repayment schedule | Monthly |
| Loan fees & closing costs | Varies |
| Estimated total time from application to funding | 10 to 30 days |
| Qualifications | |
| Credit score | Not stated, but 680 is recommended |
| Maximum LTV, LTC & ARV | 95% LTC, 75% LTV |
| Flipping experience required? | No |
| Visit Lima One Capital | |
Why I like Lima One Capital
Lima One Capital is a solid choice if you need a large loan. It offers the highest funding limits for a traditional fix-and-flip loan in this guide. You will typically need excellent credit, a strong record of successful flips, and a sizable down payment. Rates are competitive but will depend on the loan amount and other terms such as repayment length.
Like RCN Capital, Lima One Capital offers interest-only payment options to lower monthly expenses. Non-recourse options are available for some borrowers. It also has an in-house construction management team that can provide extra support.
Additionally, it offers bridge loans and fix-to-rent loans. To learn more or to apply, head over to the Lima One Capital website where you can complete a short one-minute questionnaire. Once done, you’ll then be contacted by a sales consultant to discuss your options.
Flip Funding: Best for first-time flippers
 | |
|---|---|
| Rates & Terms | |
| Estimated starting interest rate | 9.5% |
| Loan amount | $50,000 to $4 million |
| Repayment term | 12 to 24 months |
| Repayment schedule | Monthly |
| Loan fees & closing costs | 2% to 5% of the loan amount |
| Estimated total time from application to funding | 10 to 14 days |
| Qualifications | |
| Credit score | 500 |
| Maximum LTV, LTC & ARV | 90% LTV, 70% ARV |
| Flipping experience required? | No |
| Visit Flip Funding | |
Why I like Flip Funding
Out of the lenders in this guide, Flip Funding has a combination of features, rates, and eligibility criteria that can make it a good fit for new investors flipping their first property. While other providers don’t require flipping experience, it has one of the lowest credit score requirements and is accessible to borrowers with limited resources.
With that being said, it does require you to have no bankruptcies or foreclosures within the past two years. You’ll typically need to have a down payment to meet its LTV and ARV limits, although well-qualified borrowers can get 100% financing. Financing is available nationwide, except in Arizona, Vermont, South Dakota, North Dakota, Utah, Minnesota, and Oregon.
Flip Funding offers fix-and-flip loans that can be used to purchase, rehab, or refinance properties. When closing a loan under the name of a business, the provider allows for LLCs, trusts, and corporations. An owner of the business, however, must still agree to personally guarantee the loan.
Visit the Flip Funding website to learn more or to apply. A short online application is available, after which you’ll typically receive a follow-up the same day to discuss potential rates and terms.
LendingOne: Best for short- and long-term investments
 | |
|---|---|
| Rates & Terms | |
| Estimated starting interest rate | Not stated |
| Loan amount | $100,000 to $3 million |
| Repayment term | Up to 24 months |
| Repayment schedule | Monthly |
| Loan fees & closing costs | Not stated |
| Estimated total time from application to funding | As few as 10 business days |
| Qualifications | |
| Credit score | Not stated, but 680 is recommended |
| Maximum LTV, LTC & ARV | 92.5% LTC |
| Flipping experience required? | Yes; minimum 1 prior investment property |
| Visit LendingOne | |
Why I like LendingOne
If you decide to work with LendingOne, a benefit you can take advantage of is the ease of transitioning from its short-term fix-and-flip loans to a long-term rental loan if you decide to hold onto the property. This option is listed under its financing option for fix-to-rent loans and can save you time and money from having to apply elsewhere for permanent financing.
With LendingOne, a fix-and-flip loan can carry low monthly payments as you’ll have interest-only payment options. There are also no prepayment penalties, so you can save on interest charges if you complete your property’s repairs ahead of schedule.
The lender accepts online applications and provides you with the ability to get rate quotes in two minutes or less. You can also schedule a call if you have any questions about its loan programs. Visit the LendingOne website to learn more.
AMZA Capital: Best credit line for flipping multiple projects
 | |
|---|---|
| Rates & Terms | |
| Estimated starting interest rate | 10% to 13% |
| Loan amount | Up to $50 million |
| Repayment term | 12 months, with 6-month extensions, or 24 months |
| Repayment schedule | Monthly |
| Loan fees & closing costs | 2% to 5% of the loan amount, $999 closing fee |
| Estimated total time from application to funding | Typically 2 to 4 weeks |
| Qualifications | |
| Credit score | 650 |
| Maximum LTV, LTC & ARV | 80% LTC |
| Flipping experience required? | None, but 5+ prior flips is recommended |
| Visit AMZA Capital | |
Why I like AMZA Capital
If you’re an experienced investor or looking to flip multiple properties in a short period, AMZA Capital is an excellent option. This is because it offers a fix-and-flip line of credit up to $50 million, providing flexible access to funds on an as-needed basis. Unlike many credit lines, you also have the option to borrow money at a fixed interest rate.
Funding is available nationwide, and eligible properties include single-family homes, condos, townhomes, and multifamily properties with fewer than 20 units. If you decide not to get a credit line, you can also get a closed-end term loan. These come with a repayment term of 12 months, although 6-month extensions can be made.
While the lender typically works with experienced flippers, it can fund first-time flippers as well. New investors will just need to show that they are working with a qualified mentor and a licensed contractor with the resources available to complete a property flip.
You can visit the AMZA Capital website to learn more about its products and services. There, you can also request a free, no-obligation quote.
How I chose the best fix-and-flip lenders
I focused on factors that keep your costs down and make funding reliable. Because flips move fast, I gave weight to lenders that pair fair pricing with clear rules and a predictable approval process.
- Interest rates and estimated APRs: I picked lenders that offer low rates to qualified borrowers and that clearly show all fees. That makes it easier to compare true borrowing costs.
- Qualification requirements: I checked minimum credit scores, required flipping experience, and down payment rules. I favored lenders that balance firm standards with some flexibility so that experienced borrowers with minor gaps might still qualify.
- Loan amounts and terms: I looked for lenders that cover small and large projects alike and that offer multiple term options.
- Application process: I preferred lenders with short online applications and clear document checklists. Simple processes reduce holdups when you need to move quickly.
- Approval and funding speed: I rewarded lenders that approve and fund without unnecessary delay while still doing sensible underwriting.
- Customer reviews and ratings: I weighed borrower feedback on transparency, communication, and servicing.
Alternatives to fix-and-flip loans
If you are unable to qualify for fix-and-flip financing or find that the terms are not ideal for you, the following alternatives may still allow you to fund your project. Before considering alternatives, however, check out our tips on how to get a small business loan as it may help improve your approval odds.
- Hard money loan: These loans can commonly be used for fix-and-flip projects, but carry a different set of eligibility criteria. They’re often considered as a last resort method of financing because of the high rates and fees. Repayment terms are also short, usually 18 months or less, with many requiring only interest-only payments. Check out our picks for the best hard money lenders.
- Home equity line of credit (HELOC): If you have enough equity in your personal home, you can get a line of credit against it. However, be aware that HELOCs use your home as collateral, which means that you could lose it in foreclosure if you become delinquent on your loan payments. Read our guide on using a HELOC to fund your business to learn more.
- Small business line of credit: If you don’t want to use your personal residence or other real estate as collateral, a small business credit line can be a good alternative. Our guide on the best small business lines of credit can provide you with a variety of lending options, depending on your specific financing needs.
Frequently asked questions (FAQs)
Fix-and-flip loans can be hard to get if you’re a new investor. As you gain more experience and build a track record of successfully flipping properties, it should become easier and faster to get approved for subsequent loans. In making loan decisions, lenders often consider your credit, down payment, income, and prior investment experience.
Rates typically range from 7% to 15% and carry repayment terms of 24 months or less. The specific figures you’ll get will depend on the lender you choose, the type of financing you’re looking for, your qualifications, and the details of your project. View our guide on commercial loan rates to learn more about how lenders determine what rate you get.
You can get a fix-and-flip loan in as little as one week, although sometimes it can take up to a month to gather documentation or other closing materials. This will primarily depend on your lender, the complexity of your loan application, and how quickly you respond to requests for additional information.
It varies depending on the lender. It can also be dependent on the amount of financing you seek and the strength of your other qualifications. Generally speaking, most lenders will want to see a credit score of 650 and above. Keep in mind that the stronger your credit score, the better rates and terms you’re likely to get.
Bottom line
The best loans for flipping houses will offer competitive rates, large loan amounts, and flexible qualification requirements. The lenders in this roundup may be able to help you if you’re a potential borrower with limited experience or resources. To get the best rates and terms, I recommend getting quotes from at least several providers before making a final decision.
If you’re a new investor, you can check out our guide on investment property financing to learn more about whether a fix-and-flip loan is right for you.
