Skip to content
UNITEDLENDING

Rehab and resell · investment property

Fix and flip loans that cover the purchase and the renovation.

One United Lending loan can cover up to 95% of the purchase price and up to 100% of the rehab budget, on a 12–18 month interest-only term, with no penalty for paying it off the week you sell.

Get flip termsRun your flip
  • No credit pull to start
  • About a minute
  • A loan officer calls you

How the loan is sized

How much of the deal we fund, and how much is yours.

A fix and flip loan is short-term money for buying a house that needs work, renovating it and selling it. The sale pays the loan off. With United Lending the loan has two parts: a purchase loan of up to 95% of the price on day one, and up to 100% of your renovation budget on top, held back and released as the work gets done. Your down payment is the part of the price the purchase loan doesn't cover, plus closing costs and the interest while you work.

Take the worked deal: a $150,000 house with a $50,000 renovation and a $255,000 resale value. At 95% of the price the purchase loan is $142,500, and the full budget adds $50,000, so the loan totals $192,500 and you bring $7,500 to the closing table. Six months of interest at an example 10% rate comes to $9,625. Sell for $255,000, pay 7% in selling costs and retire the loan, and you get your $17,125 back plus about $27,525, before lender fees and other closing costs.

A few things we set on the call rather than on a rate sheet: the rate, where your loan lands within those maximums, and how the renovation money is released as the work gets done. They depend on the scope, the after-repair value, the market and your track record, and we'd rather quote them against your real numbers than publish a figure that doesn't fit your deal.

The loan runs 12 to 18 months, interest only, and there is no prepayment penalty. If the house sells in month four, you pay four months of interest and you're done, which matters on a flip because the faster you sell, the less the money costs.

Loan = up to 95% of price + up to 100% of rehab
  • Your credit and track record move your pricing and where your loan lands within the maximums, so bring both to the call.
  • Every month you hold costs interest. On the worked $192,500 balance at the example 10%, each extra month is about $1,604, so a two-month sales delay eats roughly $3,208 of profit.
  • Selling costs are real money. At 7% of a $255,000 sale that's $17,850, nearly double the six months of interest. Budget for them before you make an offer.
  • Decided to keep it? A finished rental can move onto one of our DSCR loans instead of being listed.
Worked example

ILLUSTRATIVE · SINGLE-FAMILY FLIP

Purchase price
$150,000
Rehab budget
$50,000
Loan: 95% of price + 100% of rehab
$192,500
Interest: 6 months at an example 10%
$9,625
Sale price ($255,000) less 7% selling costs
$237,150
Your cash in: 5% down + interest
$17,125
Left after loan payoff, before lender fees$27,525

Illustrative numbers, not market data or a quote. The 95% purchase loan and the fully funded rehab are United Lending's published maximums, not what every loan gets; the 10% rate is an example for the arithmetic. Your rate, leverage, how rehab funds are released and our fees are set on your call. Assumes interest-only payments on the full $192,500 for six months. 237,150 − 192,500 − 17,125 = 27,525.

What we look at

The fix and flip terms we publish, and the ones we quote.

Published terms first. Everything marked for the call depends on the property, the scope of work and your experience, so we quote it after we've seen the deal.
Purchase price
Up to 95% financed at the start.
Rehab budget
Up to 100% financed, held back and released as work is done.
Loan term
12 to 18 months.
Payments
Interest only.
Prepayment penalty
None.
Occupancy
Non-owner-occupied investment property; business-purpose loans only.
Where
Nationwide; most of our loans are in New York, New Jersey and Florida. Tell us the property's state and we'll confirm we can lend there.
Rate
Discussed on your call.
How rehab funds are released
Discussed on your call.
Credit, loan amount, points and fees
Discussed on your call.
Flip experience
Discussed on your call.

Application to closing

Contract signed to keys in hand.

  1. Run the flipPut the price, budget, sale estimate and holding time into the fix and flip calculator to see your cash in and what's left at the end.
  2. Send it or callUse the form here or call (718) 704-0499 with the address, contract price, scope of work and your sale estimate.
  3. Get your sizingA 10-minute call sets the rate, the total loan and how renovation money is released on your project.
  4. Close and start workWith title, insurance and your documents in, you close and the renovation money is released as work is completed.

Who it's for

For investors who buy, renovate and sell.

Flippers short on cashWith as much as the full renovation budget on the loan, your cash goes into the down payment and holding costs instead of drywall.
Projects on a scheduleA 12–18 month interest-only term gives the renovation and the sale room to finish without a balloon payment mid-project.
Repeat flippersNo prepayment penalty means each sale clears its loan cleanly and the next house can start right away.
Buyers who need the full rehab fundedUp to 100% of the renovation budget can go on the loan, released as the work is done.
Rehabbers in other statesWe lend on flips nationwide, not just near our Brooklyn office. Pick the property's state on the form and we'll say whether we can lend there.
Flippers who might keep itIf the rent beats the sale, our DSCR rental loan gives you a long-term exit without changing lenders.

Where we lend

Fix and flip loans by state

We lend nationwide. These states have their own pages, with local markets and things to check before you buy.

Get your terms

Have a flip lined up? Get terms before your inspection period ends.

Contact details first, then single-tap answers on the property, the amount and when you need to close. A loan officer phones you back with terms.
  • About a minute to fill in
  • No credit pull to start
  • A loan officer calls you back
  • Investment property only

Rather talk now? (718) 704-0499

Step 1 · About a minute in allNo credit pull

Your contact details

By pressing “Get my terms”, I agree that United Lending may contact me about this inquiry, and I accept the Terms of Use and Privacy Policy.

United Lending LLC offers business-purpose financing secured by non-owner-occupied investment real estate. We do not offer loans for personal, family or household purposes, or loans on owner-occupied primary residences.

Questions

Fix and flip loans: common questions

Is there a credit minimum on your fix and flip loans?

We don't publish a minimum for fix and flip loans. Your credit, the property, the budget, the resale value and your experience set the leverage and rate we offer. If you're unsure, tell us on the call and we'll be straight about whether the file works.

What's my cash to close on a flip with United Lending?

Your down payment is the part of the price the purchase loan doesn't cover. We lend up to 95% of the price, so at our maximum that's 5%; your loan officer confirms the share for your deal on the call. Add closing costs, our fees, insurance, utilities and the monthly interest. The rehab itself can be financed up to 100%, so the renovation doesn't have to come out of your pocket.

Do you really fund 100% of the rehab?

We publish up to 100% of the renovation budget. It's held back at closing and released as the work progresses, on a draw process set per project on your call. Send a line-item budget and we can give you a straight answer quickly.

How long is the loan, and what are the payments?

12 to 18 months, interest only. You pay interest on what's drawn each month, and the sale pays off the balance.

Is there a prepayment penalty?

No. Pay the loan off whenever the house sells or refinances and you owe only the interest to that date. On a flip that rewards speed: on the worked $192,500 loan at the example 10% rate, each month you shave off the schedule saves about $1,604.

Can I get a fix and flip loan as a beginner?

We don't publish an experience requirement. Tell us your history on the call, including any projects you managed for someone else, and we'll tell you how it affects your leverage. A tight budget, a realistic sale price and a contractor with a track record go a long way on a first flip.

Where do you offer fix and flip loans?

Nationwide, from our Brooklyn, New York headquarters. Most of our loans are in New York, New Jersey and Florida, and investors bring us flips in many other states too. Every loan is on non-owner-occupied investment property.

Other loans for investors

Short-term

Bridge loans

Close quickly on a property now, then sell it or refinance into long-term debt.

Leverage up to95% LTC
Term12–18 months
PaymentsInterest only
Prepayment penaltyNone

Subject to appraisal and underwriting.

Terms and requirements
Long-term

DSCR rental loans

30-year financing for 1–4 unit rentals, qualified on the rent instead of your tax returns.

Purchase LTV up to85%
Term30 years
Income docsNot required
Loans from$75K

Subject to appraisal and underwriting.

Terms and requirements