Program Overview
Fix & Flip Loans — Built for Investors Who Move Fast
HQ Lending's Fix & Flip program is purpose-built for real estate investors who acquire distressed or undervalued properties, add value through renovation, and exit via resale or refinance. Whether you're closing your first deal or your fiftieth, we structure financing around your strategy — not a bank's one-size-fits-all box.
We finance the acquisition and the full renovation under a single loan, with draws released as work progresses. No need to come out of pocket for rehab costs upfront. Close fast, renovate on your schedule, and sell or refi at the best moment.
Why Choose Our Fix & Flip Program
Up to 90% Purchase + 100% Rehab Coverage
Finance nearly the entire deal — acquisition and full renovation budget — keeping more of your capital free for the next project. Leverage is based on the lesser of purchase price or as-is appraised value, with rehab draws released milestone by milestone.
Close in 7–14 Business Days
Speed wins deals. Our streamlined underwriting and dedicated transaction coordinators get you from term sheet to funded faster than any bank or credit union. Term sheets are typically delivered within 2 business hours of receiving your scenario.
Interest-Only Payments During the Hold
Pay interest only on the outstanding drawn balance — not the full loan commitment. On a $400K loan with $200K drawn, you're only paying interest on $200K. This dramatically reduces carry cost while your renovation is underway.
No Income Documentation Required
Fix & Flip loans are asset-based. We evaluate the deal — the property's value, your renovation scope, and your exit strategy — not your W-2s or tax returns. Self-employed investors and LLCs are welcome.
Eligible Properties & Borrowers
- Non-owner occupied residential properties (SFR, 2–4 unit, condos, townhomes)
- Mixed-use properties eligible on select programs
- Properties in need of light cosmetic updates to full gut renovation
- Individual borrowers, LLCs, S-Corps, partnerships, and trusts
- First-time investors welcome — strong deal compensates for limited experience
- Foreign nationals eligible on select programs
The Rehab Draw Process
Renovation funds are held in escrow and released in draws aligned with construction milestones. Typical deals have 3–5 draws. Each draw is verified by a third-party inspection report confirming completed work — ensuring funds are always matched to real progress.
- Draw 1: Demo, rough framing, structural work
- Draw 2: MEP rough-in (mechanical, electrical, plumbing)
- Draw 3: Drywall, insulation, exterior work
- Draw 4: Finish work — flooring, cabinets, fixtures
- Final Draw: Punch list complete, ready for market
Frequently Asked Questions
Do I need prior flipping experience to qualify?
No — first-time investors are welcome. However, experience level does affect your terms: seasoned flippers with a documented track record typically qualify for higher leverage (up to 90% LTC), lower rates, and faster approvals. First-time flippers may need a larger down payment (20–25%) but can absolutely get funded on a strong deal.
What is the maximum loan-to-cost (LTC) and loan-to-ARV available?
Most programs allow up to 90% of purchase price and 100% of renovation costs, subject to a max of 70–75% of the After-Repair Value (ARV). The ARV cap protects the lender and ensures you have sufficient equity in the completed project. A strong ARV — supported by solid comps — is often the most important factor in approval.
How quickly can I actually close?
Most deals close in 7–14 business days from completed application. To hit the fast end of that range, come prepared: purchase contract, scope of work and budget, contractor info, entity documents (if using LLC), and a voided check. Our team pre-qualifies scenarios same-day and issues term sheets within 2 hours.
Can I use my own contractor?
Yes, in most cases you can use any licensed, insured general contractor. Some lenders require contractors to be pre-approved or have a minimum level of experience. Self-contracting is available on select programs, particularly for experienced investors with a verifiable track record managing their own projects.
What if my project takes longer than expected?
Loan extensions are available on most Fix & Flip programs — typically in 3–6 month increments — for a nominal extension fee (usually 0.5–1.5% of the loan balance). We proactively monitor timelines and reach out before your maturity date to explore options. Communication is key — don't wait until you're at the wire.
Can I run multiple Fix & Flip loans simultaneously?
Absolutely. There is no hard cap on the number of concurrent Fix & Flip loans. Experienced flippers with a proven track record can carry 5–10+ projects simultaneously with the right lenders. Each loan is evaluated individually, and your overall liquidity and reserves become more important as your portfolio grows.