Compare top short-term loan providers for house flipping. Get funded fast — 6 to 18-month terms, no income verification, and up to 90% LTC. Find the best fix-and-flip lender for your next project.
Try Our Free Fix-and-Flip CalculatorA fix-and-flip loan is a short-term financing product designed for real estate investors who buy distressed properties, renovate them, and sell them for profit. Unlike traditional mortgages, fix-and-flip loans focus on the property's after-repair value (ARV) rather than the borrower's credit score or income.
These loans are ideal for investors who can complete renovations quickly and sell at a profit. The best fix-and-flip loans offer fast approval (3–5 days), flexible terms, and experienced loan officers who understand renovation timelines.
| Lender | Loan Term | LTC | Interest Rate | Points | Approval Speed | Commission |
|---|---|---|---|---|---|---|
| Kiavi Affiliate | 12–18 months | Up to 90% LTC | 11.5–15% | 2–3 points | 3–5 days | $700/loan |
| New Silver Affiliate | 6–18 months | Up to 85% LTC | 12–14% | 1–2 points | 5–7 days | $50 + 0.5% |
| RCN Capital Affiliate | 12–24 months | Up to 85% LTC | 10.5–14% | 1–2 points | 5–10 days | $500–2,000 |
| Lima One Capital Affiliate | 3–24 months | Up to 90% LTC | 11–16% | 1–3 points | 3–7 days | Pending |
* Rates are estimates for qualified investors with good experience. Actual rates depend on property location, experience, and project scope.
Kiavi is one of the largest fix-and-flip lenders in the US, funding over $2 billion in loans annually. They use DSCR (Debt Service Coverage Ratio) to qualify properties, making them ideal for investors with complex income situations or LLC structures.
Best for: Investors who need fast approval, work through LLCs, or have non-traditional income sources.
Get a Kiavi Quote →New Silver specializes in fix-and-flip and bridge loans for experienced investors. Their streamlined online application and fast funding make them popular with flippers who need quick closings on competitive deals.
Best for: BRRRR investors who buy, renovate, rent, and refinance. Also strong for flippers who work with real estate agents.
Apply with New Silver →RCN Capital is a direct lender with a strong presence in the Eastern US. They offer both fix-and-flip loans and long-term rental loans, making them ideal for investors who flip AND hold properties.
Best for: Investors who want a single lender for both flipping and long-term rental financing.
Get an RCN Quote →Lima One Capital focuses exclusively on real estate investors doing fix-and-flip or rental projects. They offer flexible terms and have a strong reputation for working with repeated flippers.
Best for: Active flippers doing multiple deals per year who want a relationship lender.
Learn About Lima One →Not all fix-and-flip lenders are the same. Here's how to match your project to the right lender:
If you're in a competitive market where houses sell in days, Kiavi or Lima One's 3–5 day approval is essential. RCN Capital's 5–10 day timeline could cause you to lose deals in hot markets like Atlanta, Phoenix, or Dallas.
If you plan to BRRRR (Buy, Rehab, Rent, Refinance, Repeat), New Silver or RCN Capital's long-term rental products mean you can keep the same lender for both the fix-and-flip and the refinance. Kiavi also offers DSCR rental loans.
Some projects need 85–90% LTC to work. If you're putting down only 10–15% of the purchase price plus all renovation costs, Kiavi or Lima One's 90% LTC products are your best option.
Compare the all-in cost: interest rate × loan term + points. A 12% loan with 1 point for 12 months is cheaper than a 14% loan with 3 points for 18 months on a $300K loan. Run the numbers with our Fix-and-Flip ROI Calculator.
Before applying to any lender, use our free Fix-and-Flip ROI Calculator to estimate your profit margin, monthly interest costs, and the minimum sale price you need to break even. Know your numbers before you borrow.
Calculate Your Fix-and-Flip Profit in 60 Seconds
Open Fix-and-Flip Calculator →For most fix-and-flip investors, Kiavi is the top choice: up to 90% LTC, 3–5 day closings, and DSCR-based qualification that works for LLCs and complex income situations. The $700 per closed loan affiliate commission is the highest in the industry.
If you're a BRRRR investor who also holds rental property, pair Kiavi with New Silver for the best of both worlds: fast fix-and-flip funding AND competitive DSCR rental refinance products.
Get Kiavi Quote → Apply New Silver →
Also worth exploring: Arrived Homes — passive rental property investing starting at $10. Earn $5 per lead + 1% bonus on funded investments.
Running numbers on a fix-and-flip? Fix-and-Flip Analyzer spreadsheet $19 · BRRRR Pro $19 · Full Toolkit $39
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