Built for Investors, Not Homeowners
Conventional mortgages weren't built for flippers. They want two years of W2s, a 30-day-old appraisal, and a 45-day close. By the time the file clears, the deal's gone to a cash buyer.
Fix and flip lending is different. We underwrite the deal, not your tax returns. The loan is short-term and interest-only. The collateral is the property, not your debt-to-income. Your reps and the project's economics carry the file.
InSync's fix and flip product runs on the largest investor lending platform in the country. I package the file, you sign with InSync, and the capital partner funds. You get the leverage and the speed. I'm your single point of contact from offer to payoff.
The bottom line: Up to 100% of purchase, 100% of rehab, 80% of after-repair value. Close in as fast as 7 days. No income verification. Loans $100K to $5MM. Rates from 7.75%.
The Numbers
Real example. $300K purchase + $80K rehab. ARV $470K. 90% LTC, 100% rehab, 75% LTV-ARV.
| Component |
Amount |
Source |
| Purchase price |
$300,000 |
Acquisition |
| Rehab budget |
$80,000 |
Funded via draws |
| Loan amount |
$350,000 |
90% LTC + 100% rehab |
| Cash to close |
~$30,000 + costs |
10% down on purchase |
| ARV |
$470,000 |
74% LTV-ARV |
Illustration only. Actual leverage, rate, and structure depend on credit profile, project history, market, and the deal. Interest is paid only on funds drawn. Rehab released in tranches as work is completed and inspected.
Cash needed: roughly 10% of purchase plus closing costs. The rehab is fully financed. You hold cash for reserves and the next deal.
Who This Is For
Flipping is the fast lane; holding small multifamily is the long one. If the next project is an apartment building, a duplex package, or land, our commercial brokerage page explains the weekly deal flow and the commercial mortgage page covers bridge and construction money.
This product fits the deal first. If you're acquiring 1-4 unit non-owner-occupied properties to renovate and resell or refi, you're in scope.
- Houston flippers. Single-family, condos, 2-4 unit, manufactured, PUD. Inside the Loop, suburbs, anywhere in the metro.
- BRRRR investors. Buy with this loan, rehab on draws, refi out to a DSCR rental loan in the same shop. One file, no broker shopping.
- New investors. First-time flippers can qualify. Tier-based pricing means leverage scales with experience.
- Pro flippers running multiple deals. Up to $5MM per loan. Repeat-borrower pricing. Same-day pre-quals so you don't lose offers.
- Investors out of cash. 100% rehab financing means you hold reserves for the next purchase, not this one.
- Builders & developers. Doing ground-up instead of rehab? See our construction loans for Houston builders and developers for spec, custom, and multi-lot financing.
Loan Specs at a Glance
| Term |
What It Means |
| Loan size | $100,000 to $5,000,000 |
| Max LTC (purchase) | Up to 100% |
| Rehab funding | Up to 100%, released on draws |
| Max LTV-ARV | Up to 80% of after-repair value |
| Term | 12, 18, or 24 months, interest-only |
| Rate | From 7.75% |
| Origination | Points based on tier and term |
| Prepayment penalty | None |
| Income verification | Not required |
| Appraisal | Often waived |
| Property types | SFR, condo, 2-4 unit, manufactured, PUD |
| Close speed | As fast as 7 days |
Three Houston scenarios
A first flip in Spring Branch
For this illustration, assume an investor wants a first flip: a 1970s three bedroom in Spring Branch. Purchase is $240,000, rehab is $60,000, and after repair value (ARV) is $390,000. Assume a bridge loan funds 90% of purchase plus all rehab: $240,000 x 90% = $216,000; $216,000 + $60,000 = $276,000. Total loan to cost (LTC) is $276,000 / $300,000 = 92%. The investor brings $240,000 less $216,000 = $24,000 toward purchase, plus closing costs, reserves and draw float. Rehab money stays in a holdback and reimburses inspected work. An overlooked foundation repair could kill the budget. In this example, a foundation inspection and contractor bid settle the scope before closing. The assumed ARV still needs support from comparable sales.
An Acres Homes teardown for an experienced investor
For this illustration, assume an experienced investor wants to replace an Acres Homes teardown with a new build. Purchase is $150,000, the stated rehab budget is $140,000, and ARV is $420,000. Because demolition changes the project, treat that budget as construction spending. Assume it includes demolition, permits and contingency. A construction loan at 85% LTC gives ($150,000 + $140,000) x 85% = $246,500. Holding back $140,000 leaves $106,500 for purchase. The investor brings $150,000 less $106,500 = $43,500, plus closing costs, reserves and draw float. Construction funds reimburse inspected milestones. A rehab lender prohibiting full demolition could kill this file. In this example, a construction lender reviews the teardown scope, plans and builder before the investor commits.
A Pasadena flip becomes a rental
For this illustration, assume an investor keeps a Pasadena flip as a rental. Purchase is $200,000, rehab is $45,000, ARV is $320,000, and market rent is assumed at $2,300 per month. Assume the bridge funds 90% of purchase plus rehab: $200,000 x 90% + $45,000 = $225,000. Purchase cash is $20,000, plus closing costs, reserves and draw float. The rehab holdback reimburses inspected work. A DSCR refinance replaces the sale exit. At an assumed 70% loan to value (LTV), $320,000 x 70% = $224,000. The investor brings $225,000 less $224,000 = $1,000 toward principal payoff, plus accrued charges and refinance costs. Insufficient rent coverage could kill that exit. In this example, the lender checks documented rent against its qualifying housing expense and seasoning rules before conversion.
Illustrations as of September 2026; figures are assumptions, not quotes.
Frequently Asked Questions
How is this different from a hard money loan?
Same structure, better economics. We're institutional capital, not a one-off private lender. That means lower rates, higher leverage, no junk fees, no balloon surprises. Same speed.
What credit score do I need?
Mid-600s is the working floor for most programs. Stronger credit unlocks better leverage and pricing. We can run scenarios before you submit a full file.
Do I have to be a first-time flipper to qualify?
No. We lend to first-time investors and to seasoned operators. Experience drives the leverage tier and the rate. New investors typically start at 90% LTC; repeat operators with seasoned loans on the books push toward 100%.
Do I need to form an LLC?
Yes, almost always. These are business-purpose loans on non-owner-occupied investment property. Title takes in your entity name. If you don't have one yet, I can refer you to a TX entity formation attorney who turns it around in a day.
What about the rehab funds?
Rehab is funded into a holdback and released on draws. You complete a phase, we inspect (often via desktop or photo inspection), funds release in 24 to 48 hours. You don't pay interest on undrawn rehab.
Can I refinance this loan into a long-term rental?
Yes. We do DSCR rental loans in the same shop. Promotional rate as low as 5.75% on 30-year fixed DSCR. Same investor file, no re-doc. Common BRRRR exit.
What states do you lend in?
Texas plus 47 other states and DC. Houston is the focus, but we'll fund a TX investor's deal in Dallas, Austin, San Antonio, or out of state if the project pencils.
What's the actual underwriting like?
Project economics first. We look at the purchase price, ARV, scope of work, your experience tier, your credit. Credit pull is soft on the pre-qual, hard at submission. No tax returns, no W2s, no DTI calculation.
How does Ben get paid on this?
Standard broker compensation, paid by the lender. There's no markup on rate or fees baked in for me. The pricing you see is the pricing you get.
Got a deal? Send me the contract and the rehab budget. I'll size the loan and price it the same day. Call 713-548-7350 or email ben@insync.homes.
Ben Helstein | NMLS# 1577314 | InSync Homes & Loans | Loans for business purposes only on non-owner-occupied investment properties. Not a commitment to lend. Subject to credit approval, project review, and underwriting guidelines. Available leverage and pricing depend on borrower profile and the deal. Equal Housing Opportunity.