Looking for the best fix-and-flip lenders for 2024? You’ll want fast funding, high LTC, and ARV-based underwriting. Top picks include Kiavi, RCN Capital, Lima One Capital, AMZA Capital, CoreVest, Backflip, Conventus Lending, Flip Funding, and Capital Fund 1. Many offer up to 95% purchase plus 100% rehab, interest-only terms, and quick closings. Expect digital portals, flexible draws, and nationwide coverage. Credit and experience help, but ARV and project scope drive approvals. Next, see which lender fits your strategy and timeline.
Key Takeaways
- Kiavi leads 2025 rankings with $5.5B volume, rates from 7.75%, up to 95% LTC and 100% rehab, 12–24 month interest-only terms.
- RCN Capital finances up to 95% purchase plus 100% rehab, capped at 75% ARV, with pre-approvals in 24 hours and closings in 10 days.
- Lima One Capital funds $100K–$5M nationwide, up to 92.5% LTC or 75% LTARV, 13–24 month interest-only terms, no prepay penalty.
- AMZA Capital offers $3M–$50M credit lines, rates 6.5%–8.5%, flexible terms, complex portfolios, and non-recourse options for large-scale projects.
- Alternatives like LendingOne, CoreVest, and Conventus provide 90%–92.5% LTC and 100% rehab financing with fast approvals and nationwide reach.
Kiavi
Even as fix-and-flip conditions stay competitive, Kiavi stands out as the market’s pace-setter, ranking No. 1 in 2025 with $5.5 billion in fix-and-flip volume—more than triple its nearest rival.
You’ll feel the kiavi advantages immediately: rates from 7.75%, loans from $100,000 to $3 million, up to 95% loan-to-cost, and 100% of rehab covered.
Choose 12, 18, or 24 months with interest-only payments, no application fee, no appraisal, and no income verification. Close in as few as 7 days and generate pre-qualification letters 24/7.
Its digital platform gives instant pricing, real-time assessments, document uploads, and status tracking.
Backed by active securitizations, Kiavi’s scale—$6.5 billion originated in 2024 and operations in 45 states plus DC—supports reliability. In-house servicing eliminates third-party appraisals, speeding approvals and helping investors close faster.
Scan kiavi reviews to validate speed, transparency, and consistent execution.
RCN Capital
RCN Capital gives you high-leverage, fast-turn fix-and-flip financing built around after-repair value, not just credit scores. You can borrow up to 95% of purchase plus 100% of rehab, capped at 75% ARV, with 12–18 month terms and extensions available.
The rcn capital benefits include interest charged only on the outstanding balance (not holdbacks), rapid pre-approvals within 24 hours, and closings in as little as 10 business days. RCN Capital supports brokers with an easy onboarding process and professional team, helping partners start quickly and access ongoing resources.
The rcn capital process is straightforward: submit full docs (tax returns, bank statements, detailed rehab budget), meet the 650–660 FICO and $100k ARV minimums for 1–4 unit properties, and verify experience for Gold Tier pricing if you’ve completed 10+ flips.
Flexible underwriting prioritizes post-repair value, offers bridge-to-perm options, and supports loan sizes from $50k to $2M.
Lima One Capital
With Lima One Capital, you’re tapping into a nationwide lender with over $9B funded and the capacity to support projects from $100,000 to $5,000,000.
You’ll appreciate flexible fix-and-flip terms—13, 19, or 24 months, interest-only payments, no prepay penalty, non-recourse options, and up to 92.5% LTC or 75% LTARV while covering 100% of rehab.
If you want speed and scale, their quick approvals, four-day draws, and reputation across 30+ state top-10 lists make execution smoother.
They provide loans in 46 states, supporting projects across urban, suburban, and rural markets.
Large Funding Capacity
Although many private lenders talk about scale, Lima One Capital proves it: since 2010 it’s funded over $7 billion in business-purpose real estate loans, surpassed $1 billion in multifamily bridge originations, and today can underwrite across all top 150 MSAs and 46 states.
If you need a large loan, you’ll value Lima One’s substantial capital reserves and institutional funding lines, including a reported maximum single-loan capability of $312.3 million.
With dual hubs in Greenville and Irvine, in-house underwriting, construction management, and servicing keep big transactions coordinated and on schedule.
You also benefit from national reach—top-10 lender presence in 30 states—and a parent that operates as a publicly traded REIT. Their acquisition by MFA Financial in 2021 ensures consistent capital sources to support continued lending.
Recent headquarters expansion plans reinforce consistent growth, resource depth, and the ability to scale alongside your portfolio.
Flexible Fix-And-Flip Terms
Because every flip runs on its own timeline and budget, Lima One Capital builds flexibility into nearly every lever of its fix-and-flip loans. You can choose 13, 19, or 24 months—shorter terms reward experience—while keeping interest-only, flexible repayment the entire way. There are no prepayment penalties, up to 75% ARV and 92.5% LTC, and 100% of approved rehab covered with rapid draws. Rates start near 7.5%, origination can be 0%–2.5% with options to defer at exit, and minimum FICO can dip to 600. That’s practical borrower incentives. As a national private lender founded in 2011, Lima One has funded over $9 billion to real estate investors.
| Lever | Flex Detail | Benefit |
|---|---|---|
| Term | 13/19/24 months | Aligns with project scope |
| Cost | Up to 92.5% LTC | Less cash to close |
| ARV | Up to 75% | Higher leverage |
| Rehab | 4-day draws | Faster progress |
| Fees | Defer origination | Improve cash flow |
Nationwide Lender Reputation
Across 46 states and D.C., Lima One Capital carries a solid-but-mixed nationwide reputation: legitimate since 2010, broadly recognized for extensive investor loans, and averaging roughly 3.25–4.0 stars across review platforms.
Investor sentiment reflects both strengths and gaps. You’ll see praise for competitive rates, responsive reps, and fast draw releases, balanced against complaints about slow funding timelines, unexpected fees, last-minute conditions, and communication issues. Founded in 2010, the company focuses on investor-specific loan products with in-house servicing and a tech-driven approach nationwide.
Significantly, the BBB shows an A+ rating with only five complaints in eight years—most tied to individual staff—suggesting disciplined resolution and low complaint volume for the firm’s size.
Service delivery can feel inconsistent, especially for newer investors, while experienced borrowers report smoother processes. Expect rigorous underwriting, 7–10 business day approvals, and closings in about two weeks—reliable, if not the fastest.
AMZA Capital
With AMZA Capital, you can access substantial fix-and-flip credit lines—often $3 million to $50 million—with fixed-rate options that suit high-volume pipelines.
You’ll benefit from underwriting built for complex projects, including multi-property portfolios and mixed property types like SFRs, condos, townhomes, and small multifamily.
If you’ve got a strong track record or a growing operation, they’ll structure financing to match your scope and speed.
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Large-Line LOC Offering
Few lenders can match AMZA Capital’s Large-Line LOC for scale, flexibility, and speed when you’re tackling major development.
If you need large scale financing, AMZA delivers credit lines from $10 million to over $1 billion, backed by multi-billion-dollar international funds and designed for ground-up, mixed-use, multifamily, office, retail, hotel, industrial, and gaming projects across U.S. markets and select international locations. For guidance or a free consultation, you can reach their team at 888-858-3241.
You’ll benefit from flexible loan terms: interest-only payments, a 5-year base term with a 1-year extension, and rates from 6.5% to 8.5%.
The structure includes non-recourse options and up to 80% Loan-to-Cost, with potential 100% construction financing.
AMZA’s entrepreneurial, practical underwriting streamlines approvals, prioritizing sponsor track records and project viability.
Expect reduced red tape and tailored structures aligned to your development timeline and budget.
Complex Project Expertise
Even when a deal gets messy, AMZA Capital leans in with specialized fix-and-flip and development financing built for complexity.
You’ll get expert lending insights tailored to complex renovation strategies across single-family, condos, townhomes, and sub-20-unit multifamily, plus commercial assets. They finance minor updates to structural rehabs, offer bridge and construction loans, and lend nationwide with quick closes. AMZA Capital offers competitive rates that help investors plan confidently and forecast potential returns.
- Up to 95% LTC / 80% ARV on challenging renovations, with fixed-rate options to temper longer timelines.
- Fast execution: preliminary approvals in days; funding in as little as two weeks for time-sensitive projects.
- Robust support: property evaluation for accurate ARVs, ongoing consultation, and weekly webinars to demystify the process.
- Prudent risk controls: 650+ credit scores, preference for 5+ prior flips, and up to 80% total project cost financing.
You stay focused on value creation; they handle complexity.
CoreVest
CoreVest stands out as a scaleable, investor-friendly fix-and-flip lender that’s closed over $3 billion in loans since 2014 and now operates under Redwood Trust. You’ll benefit from CoreVest advantages like fast underwriting, flexible 6–24 month terms, and both fixed or floating rates. Its CoreVest market strategies emphasize national reach, Florida depth, and targeted 2025 hot markets, helping you act quickly with up to 90% project cost financing and 70%–75% LTV trends. As a leading Florida fix and flip lender, CoreVest leverages established appraisal relationships to close deals faster for investors.
- Fix and Flip Credit Lines: $1M–$50M+ for serial projects
- Single-project and bridge options covering purchase, rehab, and carry
- Q4 2024 mix: 55% bridge, 45% term; origination up 9.4% QoQ, 46.1% YoY
- Thousands funded across 150,000+ units
| Feature | Benefit |
|---|---|
| Fast underwriting | Close deals sooner |
| High LTC/LTV | Stretch equity further |
| Flexible terms | Match project timelines |
| Broad asset types | SFR, condos, townhomes, multifamily |
LendingOne
With LendingOne, you can access fix-and-flip loans from $100,000 up to $3 million with up to 92.5% LTC and 100% rehab financing.
You’ll see competitive, flexible terms—9-month standards or 12-month interest-only options with no prepayment penalties and potential rate reductions if you convert to a rental.
You also benefit from fast approvals and funding, often closing in as little as 10 business days thanks to streamlined underwriting and a rapid appraisal process.
Maximum Funding Amounts
LendingOne sets clear maximums so you can match funding to your project’s scale. You can structure funding strategies around a predictable maximum loan and consistent minimums, so you don’t over- or under-capitalize a deal.
For fix and flips, you’ll see up to $3 million with a $100,000 floor, plus 92.5% LTC and 100% of approved rehab costs—no interest on undrawn rehab funds.
- Fix and flip: maximum loan of $3 million; minimum $100,000; up to 92.5% LTC; 100% approved rehab coverage.
- New construction: up to $5 million; typically starts at $100,000; up to 90% LTC; land and build covered; no reserves at closing.
- Portfolio/DSCR: up to $3 million; consolidate up to 20 doors.
- Eligibility: minimum FICO 600–680; rental LTVs to 80%; cash-out to 75%.
Interest Rates and Terms
Clarity matters when you’re pricing a flip, and LendingOne’s fix and flip rates stay fixed from closing to payoff. You’ll see simple interest on the outstanding balance—no compounding—and a range roughly from 7.49% to 14%. Qualified borrowers often start near 7.75%, while the average hit about 10% in Q3 2024, mirroring interest rate trends across short-term investor loans.
You can choose loan term flexibility from 6 to 24 months; most investors pick 12 months. Shorter terms (6–9 months) typically earn lower rates, and extensions are available in 3–6 month increments, up to 36 months, for a fee.
Payments are interest-only with a balloon at maturity, no prepayment penalties, and the option to roll interest into the loan. Pricing improves with experience, higher credit, lower LTC, larger projects, strong markets, and approved contractors.
Approval and Funding Speed
Although every deal has moving parts, you can secure a fast, documented pre-approval from LendingOne—often the same day—so you’re bidding with proof of funds up to $5,000,000 and written terms in hand.
Their approval process is streamlined by proprietary underwriting tech, minimal documents, and responsive loan agents, so you move from offer to closing faster than with traditional lenders.
- Submit a sales contract, one month’s bank statement, entity docs, and a construction budget to kickstart underwriting.
- Expect closings in as little as 10 business days; the funding timeline starts when you pay for the appraisal.
- Conditions and documentation quality influence pacing, but income docs, tax returns, and W-2s aren’t required.
- Draws fund quickly after a 48-hour third‑party inspection, and there’s no prepayment penalty.
Backflip
Backflip stands out as a tech-forward, fix-and-flip lender that pairs fast, purpose-built capital with robust deal analysis tools. You’ll see clear Backflip advantages: instant pre-approvals, ARV calculations, and bundled acquisition-to-rehab financing with no upfront lender fees.
Backflip technology spans mobile and web, serving curated leads, comps, and free deal analysis—members vet roughly $10B in properties monthly.
Founded in 2020 and launched publicly in 2022, Backflip’s specialized focus and Backflip strategies support experienced investors across 43+ states.
With $184M in capital, warehouse and credit facilities, and smart Backflip partnerships, it fuels Backflip growth and scale. Expect 12‑month bridges, fast term sheets, and borrower-friendly underwriting without W‑2s.
Backflip customer service is broker‑approved, its servicing team manages 1,200+ loans, and its Backflip reputation ranks among 2024’s top lenders.
Conventus Lending
Conventus Lending gives you fast, flexible fix-and-flip capital with investor-friendly terms: 6–24 month loans, interest-only payments, up to 90% of the purchase price, and 100% of renovation costs with interest charged only on draws.
You’ll like how the conventus lending features streamline execution and protect cash flow while you upgrade and relist.
- Close in 5–10 business days, get proof-of-funds letters, and receive draws in about 7 days after request.
- Finance SFRs, condos, townhomes, PUDs, ADUs, 5–29 unit multifamily, and mixed-use (minimum value $100,000).
- Leverage up to 90% loan-to-purchase, 100% rehab, and 70% loan-to-ARV, with typical processing fees near $1,500.
- Qualify with a 660+ credit score and use equity from cash, partners, or other properties.
Conventus lending benefits include portfolio financing (2–15 properties), BRRRR support, DSCR take-out options, and dedicated advisors—backed by $8B funded.
Flip Funding
Ready to make your first flip happen? Flip Funding stands out as “Best for first-time flippers,” giving you clear terms and predictable costs. You’ll see a fixed 8% interest rate on rehab loans, no prepayment penalties, and a funding timeline of 14 to 45 days—helpful when your fix and flip strategies demand dependable cash flow.
With maximum loan amounts exceeding $2 million, you can tackle heavier rehabs without piecing together funding alternatives.
As a top fix and flip lender in 2025 industry guides, Flip Funding appears alongside Kiavi, RCN Capital, Lima One Capital, CoreVest, LendingOne, and AMZA Capital. Its designation for beginners means underwriting and guidance designed for your first deal.
Plan your scope, budget contingencies, and exit timing around the fixed rate and streamlined timeline.
Capital Fund 1
If speed tops your checklist, Capital Fund 1 delivers as a direct private money lender that can close in as little as 24 business hours from approval and fund within 24–48 hours.
You’ll work with an in-house underwriting team, skip third-party appraisals, and launch with just a signed purchase contract—ideal when capital fund strategies demand fast execution and clear control of investment risk.
- Asset-based approvals focus on property value and after-repair value, not credit scores.
- No credit checks, no tax returns, and no prepayment penalties streamline your exit.
- Specialized fix-and-flip, bridge, and construction loans fit short-term timelines.
- Competitive pricing backed by NMLS #396288 and BK-091779 credentials.
Headquartered in Scottsdale, they’ve funded $5B across 16,500 deals, reviewed 50,000 applications, and serve five markets with local teams, bilingual support, and regular investor education.
Frequently Asked Questions
How Do Fix-And-Flip Loans Affect Personal Credit Utilization?
They usually won’t hit personal utilization if structured as business, non-reporting bridge loans. You preserve ratios, reduce credit score impact, and streamline the loan application process. Avoid floating draws on cards; otherwise utilization spikes, FICO dips, and refinancing terms worsen.
What Documentation Do Appraisers Require for After-Repair Value Estimates?
Appraisers typically request your detailed scope of work, itemized budget, contractor credentials, timeline, photos, and repair documentation, plus recent comparable sales with adjustments. You’ll also provide ARV methodology and market data to streamline the appraisal process and support valuation.
Are Interest Payments Tax-Deductible for Investment Property Flips?
No. For flips, you must capitalize interest, not deduct it annually. Your interest deduction eligibility applies at sale, reducing profit via basis. Track payments meticulously, shorten timelines, and align investment strategies with dealer rules. Consult a real estate CPA.
How Do Lenders Treat Properties in Mixed-Use Zoning Areas?
Lenders scrutinize mixed use properties through dual lenses—commercial viability and residential demand—while verifying strict zoning regulations compliance. You’ll document permits, align renovations with permitted uses, and face tighter underwriting, shorter interest-only terms, and asset-focused approvals from specialized hard money providers.
What Insurance Coverage Is Required During Renovation Phases?
You’ll need renovation insurance: notify your insurer, add a dwelling-under-construction endorsement or builders risk, verify contractor liability coverage, raise dwelling limits, adjust “other structures,” boost liability coverage for pools, document receipts/photos, and reappraise post-renovation. You’ve got this—protect your investment.
Conclusion
You’ve got a strong shortlist of fix-and-flip lenders to match different strategies, timelines, and budgets. Now compare rates, fees, leverage, speed to close, and draw schedules, then ask each lender for recent deal examples. Pre-underwrite your next project, line up proof of funds, and build a realistic rehab budget with contingencies. You’ll move faster, negotiate better, and protect your margins. Choose the partner that aligns with your goals, and you’ll scale your flipping business with confidence.
