Loan Programs

Fix & Flip Loans for Real Estate Investors

Short term acquisition and renovation capital for residential and mixed-use investment properties. Fast decisions from principals who have done the deal themselves.

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What Is a Fix & Flip Loan

Acquisition and Renovation Capital in One Loan

A fix and flip loan is a short term loan that covers both the purchase price and the cost of renovations on an investment property. The borrower acquires the property, completes the renovation, and sells or refinances at a higher value. Welmore Partners funds the deal from acquisition through exit.

Unlike conventional mortgages, fix and flip loans are evaluated on the deal — the asset, the renovation scope, and the after-repair value — not primarily on the borrower's W2 income. They close fast, fund renovation draws as work progresses, and are structured with interest only payments so the borrower's cash flow stays intact during the renovation period.

Loan Structure

Typical Terms

Leverage

Up to 85% of purchase price
Up to 100% of rehab costs
LTC evaluated on total project cost
LTV evaluated against ARV

Loan Details

$75,000 to $3M+
6 to 18 month terms
Interest only payments
1 to 3 point origination fee

Process

Decision in 48 hours
Fund in as few as 7 business days
Rehab funds drawn as work progresses
Principal review, no committee

Who We Fund

Who This Loan Is For

Fix and flip loans are built for real estate investors who buy undervalued properties, add value through renovation, and exit through sale or refinance.

Experienced investors doing 1 or more flips per year
First-time flippers with strong deals and clear exit strategies
Operators working in Florida, Texas, Georgia, and select Sunbelt markets
Borrowers working through LLCs who want to preserve personal finances
Investors who have been turned down or slowed by conventional lenders

We do not fund owner-occupied primary residences, raw land, or speculative construction without meaningful equity.

Example Deal

How a Typical Fix & Flip Loan Works

Property3/2 single-family, value add opportunity

Purchase Price$285,000

Renovation + Financing$85,000

Total Project Cost$370,000

Loan Amount$314,500 (85% LTC)

Term12 months

After Repair Value (ARV)$525,000

Borrower ExitSale at stabilization

Closed in 7 business days. Renovation completed in 11 weeks. Property sold. Loan repaid in full at closing.

Common Questions

Fix & Flip Loan FAQ

Do I need a W2 or tax returns to qualify? +

No. Fix and flip loans are asset-based. We evaluate the property, the renovation plan, and the exit strategy. Tax returns and income documentation are not a standard requirement, though we may request them on larger or more complex transactions.

Can I borrow through my LLC? +

Yes — we require it. All loans are originated to an LLC or similar entity. We will also require a personal guarantee from the principal. This structure protects both parties and is standard for private real estate lending.

How do renovation draws work? +

Rehab funds are held in reserve and disbursed as work is completed. You submit a draw request, we verify the completed work, and funds are released. Draw schedules are agreed upon at closing based on your renovation scope. We keep the process simple so you can keep the project moving.

What is the minimum credit score? +

We do not have a published minimum. Credit is one factor in our underwriting, not the primary one. A strong deal with a clear exit and experienced operator can qualify even with credit challenges. We evaluate the full picture.

What if I need more time to complete the renovation? +

Extensions are evaluated on a case by case basis. If your project is progressing and the exit strategy remains viable, we work with borrowers rather than against them. Communicate early — we would rather extend a performing loan than force a rushed exit.