How is private (hard money) lending different from a bank loan?

We are asset-based, which means we underwrite the property, its equity, and your business plan rather than your personal income and tax returns. That lets us fund in days instead of the 30 to 60+ days a bank takes, on short interest-only terms built around a flip, refinance, or sale. You pay a higher rate than a bank in exchange for speed, flexibility, and certainty on deals a bank cannot fund in time.

How fast can you close?

Fix and flip and residential bridge loans typically close in 5 to 7 days once we have your basics. Rental (DSCR) loans usually take 2 to 3 weeks because of the appraisal and rent verification, and SBA financing runs 30 to 90 days. The biggest variable is how quickly title, insurance, and your documents come together.

Do you check credit, and is there a minimum score?

We do run credit, but on our asset-based loans it carries far less weight than at a bank, and weaker credit can often be offset with a larger down payment or lower leverage. There is no personal income test on these programs. Credit matters most on long-term rental loans, where we look for a 640 minimum and it affects your rate and leverage.

Do I need to provide income documents or tax returns?

Generally no. Our bridge, fix and flip, and construction loans qualify off the property and your equity, and our DSCR rental loans qualify off the property's rent, so we do not ask for W-2s or pay stubs. We will want to see bank statements or proof of reserves. SBA and conventional investment loans are the exceptions and are fully documented.

What do you need to give me a quote?

Just the basics of the deal: the property address or type, the purchase price or current value, your rehab budget, the loan amount, and your exit plan. We can often pre-qualify you over the phone or through a short application and issue a proof-of-funds letter before you are even under contract.

What is a point, and how do your rates compare to a bank?

A point is an upfront fee equal to 1% of the loan amount, and origination on private loans typically runs 1 to 3 points. Our rates are higher than a bank, generally in the high single digits to low teens depending on the program, because the loans are short, fast, and flexible. When you compare offers, weigh the rate and the points together as your true cost of capital.

Fix and Flip · 5 min read

Can You Fund a Fix and Flip With No Money Down?

The short answer

True zero-down flips are rare, but high leverage plus the right deal gets close. What 'no money down' really means and how investors actually structure it.

Funding a fix and flip with truly zero dollars out of pocket is rare, but high-leverage financing can get you close. The honest answer: lenders fund up to 90% of purchase and up to 100% of rehab, so your cash is mostly the remaining down payment and closing costs, and there are ways to reduce even that.

What "no money down" usually means

It rarely means a lender hands you everything. It usually means stacking high leverage with other capital so your personal cash in the deal is minimal:

Up to 90% of purchase and 100% of rehab from the lender.
The down payment and closing costs covered by a partner, private money, or a strong below-market purchase.

How a great deal lowers your cash

Buy far enough below value and the equity in the deal can substitute for cash. When the after-repair value comfortably supports the loan, lenders can stretch leverage, and a partner is easier to attract.

The realistic path

Bring a sound deal, a realistic budget, and a clear exit. Maximize lender leverage, then fill the small remaining gap with a partner or private money. That is how experienced flippers get as close to no money down as it gets.

Frequently asked

Can you really flip a house with no money down?

Truly zero out of pocket is uncommon. Investors get close by combining high-leverage financing (up to 90% of purchase, 100% of rehab) with a partner, private money, or a strong below-market purchase.

Do you need cash for a fix and flip?

Usually some, for the down payment and closing costs, but a below-market deal, high leverage, and a partner can shrink that to a minimum.

Rates, leverage, and timelines mentioned in this guide are typical figures, subject to underwriting and market conditions. Not a commitment to lend. Nothing here is legal, tax, or investment advice.

Related programs

Fix and Flip Transactional Funding

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