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Fix & Flip / Bridge Loans

Overview

Fix and flip loans are short-term bridge financing designed for investors who purchase, renovate, and resell properties for profit. OpenLane Funding provides fast, flexible bridge capital that covers acquisition and rehab costs so you can move on deals quickly. Whether it’s your third flip or your three-hundredth, we structure financing to match your timeline and profit margins.

Who This Is For

  • Residential real estate investors flipping single-family homes, condos, or small multifamily properties (1–4 units)

  • Experienced flippers scaling their volume who need reliable, repeatable capital

  • First-time flippers with a solid deal and adequate credit

  • Wholesalers transitioning to fix-and-flip investing

  • Investors pursuing BRRRR strategy (Buy, Rehab, Rent, Refinance, Repeat)

Loan Specifications

Specification

Details

Rates

7.5% – 13.5% (best-tier: 750+ FICO experienced borrowers at 7.5%–9%; typical range 9.5%–12.5%)

LTV / LTC

Up to 90–100% of purchase + rehab cost (LTC); up to 65–80% of After Repair Value (ARV)

Min Credit Score

0–680 typical; some asset-based programs have no minimum

Loan Amounts

Term Length

Closing Timeline

Property Types

Rehab Draws

$30,000 – $5,000,000+

6–36 months (most common: 12–18 months)

7–21 days typical; as fast as 5 days for experienced borrowers

Single-family, condo, townhome, 2–4 unit, small multifamily

Depends on lender (Most Common: Funded in draws based on completed work; inspections required per draw)

Prepayment Penalty

Typically none or minimal (most programs have no prepayment penalty)

How It Works

  1. Submit Your Deal — Provide the property address, purchase price, rehab budget, and ARV estimate. We’ll review the numbers within 24 hours.

  2. Get Matched to a Lender — We analyze your deal against our lender network and present the best-fit options based on rate, leverage, and speed.

  3. Processing, Appraisal & Underwriting — Once you select a lender, we move into Processing. Most fix-and-flip loans require a BPO or desktop appraisal, not a full appraisal. Once they have everything, then we are in underwriting moving towards approval.

  4. Close & Fund — Closing typically occurs in 7–21 days. Purchase funds are disbursed at closing; rehab funds are held in escrow.

  5. Draw on Rehab Funds — As you complete renovation phases, request draws. An inspector verifies completed work, and funds are released. This will vary depending on the lender that you elect to use.

 

Key Benefits

  • Close in as few as 5–7 days for qualified borrowers — never lose a deal to slow financing

  • Up to 90–95% of total project cost financed, minimizing your out-of-pocket capital

  • No income verification or tax returns required — qualification based on the deal, not your W-2

  • Flexible exit strategies: sell, refinance into a DSCR loan, or hold as a rental

  • Dedicated point of contact from submission to closing — no getting lost in the shuffle

 

 

Ready to get started? Submit your deal for a fast quote.

 

 

Common Questions

Q: How much of the rehab will you finance?

Most lenders will fund up to 100% of the rehab budget as part of the total loan-to-cost calculation, provided the total loan stays within 90–95% LTC and 70–80% of ARV. Your out-of-pocket contribution depends on the purchase price, rehab scope, and ARV. We’ll model the exact numbers for you when you submit your deal.

 

Q: Do I need flipping experience?

Many lenders prefer borrowers with at least 1–3 completed flips in the past 36 months, but first-time flippers can absolutely qualify. If you’re newer to investing, expect slightly higher rates and lower leverage. Having a strong contractor team and a detailed scope of work improves your approval chances significantly.

 

Q: What if my flip takes longer than expected?

Most fix-and-flip loans offer 12–18 month terms with options to extend for an additional 3–6 months (usually for a small fee). If your project runs over, we’ll work with the lender on an extension well before the maturity date. Communication is key — let the lender know early if timelines shift.

 

Q: Can I use a fix-and-flip loan for the BRRRR strategy?

Absolutely. Many investors use a short-term bridge loan to acquire and rehab the property, then refinance into a long-term DSCR rental loan once the property is stabilized and rented. We handle both sides of that transaction.

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