REAL ESTATE INVESTOR FINANCING

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    Fix & Flip

    Fix & Flip Financing Guide

    How acquisition + rehab financing is sized, why rehab is allocated first, and how draws release.

    What It Is

    A short-term business-purpose loan that combines the purchase price and the renovation budget into one transaction. The lender sizes the loan against the total project cost and the after-repair value, then holds the rehab budget back and releases it through draws as work is completed.

    What Problem It Solves

    Distressed or uninhabitable properties don't qualify for conventional financing. Fix & Flip funding is built for properties that need work before they can be sold or refinanced — it funds the acquisition and the renovation in one structure.

    When It's Commonly Used

    Acquire-renovate-sell cycles, BRRRR purchases (before the DSCR refinance), auction or bank-owned acquisitions, and any value-add project where the property won't qualify for a traditional loan as-is.

    Who Generally Qualifies

    First-time investors can qualify — project quality, a realistic scope, liquidity for the acquisition contribution, reserves, contractor quality, and a clear exit matter more than experience alone. Credit is reviewed but is one of several factors.

    Current Green Fire Program Requirements

    Maximum Leverage Fix & Flip: up to 95% LTC, 100% eligible rehab, up to 75% LTARV, up to ~$3M, 12–18 months interest-only, ~660 core credit with compensating-factor flexibility. Express Fix & Flip: up to 93% LTC, 100% eligible rehab, up to 75% ARV, ~$75K–$5M+, 6–18 months, programs beginning around 600 FICO, no full appraisal under $750K.

    What Documents to Have Ready

    Purchase contract, property info, line-item scope of work, rehab budget, contractor bids/estimates, ARV support, proof of liquidity, experience summary, and insurance evidence before funding.

    How the Money Moves

    Total project cost = purchase price + rehab budget. The maximum LTC is 95% of that cost; the maximum LTARV is 75% of ARV; the preliminary maximum loan is the lower of the two. The elected eligible rehab is allocated first; remaining eligible proceeds flow toward acquisition. No fixed percentage of purchase price is marketed.

    How Rehab Funds Are Released

    The approved renovation budget is held back — not handed over at closing. Complete a stage of approved work, submit a draw request with photos, have the completed work verified, then approved draw proceeds are released. 100% rehab financing does not mean the entire rehab budget is advanced at closing.

    Biggest Risks & Tradeoffs

    Rehab overruns are generally the borrower's responsibility unless a modification is approved; carry a construction contingency. Interest-only means the balance doesn't decline during the term. A delayed exit can require an extension, so communicate early — ideally before maturity.

    When to Use a Different Product

    If the property is rent-ready and needs no substantial renovation, Bridge is usually a better fit. If the goal is a long-term rental hold, DSCR is the permanent product. If the core requirement (contract, spread, seller carry, or funded end buyer) is missing, a different product — or a restructured transaction — is usually a better fit than forcing the structure.

    How Green Fire Structures It

    Green Fire reviews the property, scope, ARV, contractor, liquidity, reserves, and exit, then identifies whether Maximum Leverage or Express better fits the deal. The elected rehab budget is allocated within the loan first; remaining proceeds go toward acquisition.

    Frequently Asked Questions

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    The product page has the complete program specifications, pricing, and qualification snapshot.

    Explore Fix & Flip Programs

    Educational content only. Guides describe how financing structures generally work and are not approvals, commitments, or guarantees of terms. Programs, eligibility, leverage, rates, fees, terms, timelines, and availability vary by provider, property, location, borrower qualifications, documentation, and deal structure. All financing is subject to independent provider review, underwriting, and final approval. Green Fire Strategies does not guarantee approval, terms, closing, or funding.

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