Easy Street Capital provides fix and flip loans for investors purchasing residential properties. Whether you are looking to purchase a property with small or large renovation, or simply need a bridge loan, EasyFix is the easiest and fastest loan program in the country. We provide approval in less than 24 hours, can close your loan in 48 hours, and do not require an appraisal. Our loan program is designed to provide clear loan terms upfront and save borrowers time and money.
Table of Contents:
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What is a Fix and Flip Loan?
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A fix and flip loan, also known as a rehab loan, renovation loan, or bridge loan, is a type of short-term financing specifically designed for real estate investors who aim to purchase properties, renovate or “fix” them, and then quickly sell them for a profit of “flip” them. These loans provide funding for the acquisition, rehab, and carrying costs of the property during the renovation period.
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What is Hard Money?
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Hard money refers to a type of financing that is typically provided by private individuals or non-traditional lenders, rather than conventional financial institutions such as banks. Hard money loans are often used in real estate investing and are secured by the value of the property itself. Hard money loans focus less on the borrower’s creditworthiness and more on the collateral – the property being purchased and/or renovated.
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These loans are accessible to borrowers with less-than-perfect credit or who may not meet the stringent requirements of traditional lenders. Hard money loans are known for their speed and flexibility, with a streamlined application process and quicker approval times. However, these loans often come with higher interest rates and fees compared to traditional financing options. This is due to the increased risk and specialized nature of these projects. Hard money provides real estate investors with an alternative source of capital, allowing them to seize opportunities, fund renovation projects, and ultimately generate returns in the competitive real estate market.
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What do investors use fix and flip loans for?
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Investors utilize hard money fix and flip loans as a financial tool to facilitate their real estate investment strategies. Fix and flip loans are specifically designed for investors who aim to purchase distressed or undervalued properties, renovate them, and then sell them quickly for a profit. These loans serve as a crucial source of funding for acquiring properties that traditional lenders may overlook due to their condition or potential risks.
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Hard money fix and flip loans enable investors to access the capital needed to purchase properties, cover renovation expenses, and carry out improvements necessary to enhance the property’s value and market appeal. The expedited funding allows investors to act swiftly in competitive markets and take advantage of time-sensitive opportunities. By leveraging hard money fix and flip loans, investors can maximize their return on investment by reselling the properties at a higher price after the necessary renovations have been completed. Overall, these loans provide investors with the financial means to execute their fix and flip strategies, leveraging their expertise and resources to generate profits in the dynamic real estate industry.
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Key Pieces to a Fix and Flip Loan:
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1. Fast Funding
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Unlike traditional bank loans, hard money fix and flip loans are typically offered by private lenders or investment companies. These loans are qualified with the property’s value rather than the borrower’s creditworthiness. The advantage of fast funding lies in its ability to provide swift financing, often within a matter of days. Investors can take advantage of fix and flip loans to seize time-sensitive opportunities in competitive real estate markets. By streamlining the loan application process and focusing on collateral value, fast funding for hard money fix and flip loans empowers real estate investors to quickly secure the necessary funds for their projects.
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2. Based on Property Value After Renovation
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Fix and flip loans are a type of financing specifically designed for real estate investors engaged in property rehabilitation and resale. These loans are based on the property’s value after renovations have been completed, rather than its current condition. When evaluating a fix and flip loan application, lenders assess the potential value of the property once all the necessary repairs and improvements have been made. By considering the post-renovation value, lenders can offer funding that aligns with the potential profitability of the project.
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3. Higher Interest Rates and Fees
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Fix and flip loans often come with higher interest rates and fees compared to traditional mortgage loans. This is primarily due to the higher risk associated with these types of investments and the speed at which the loans are processed. Lenders typically charge higher interest rates to compensate for the short-term nature of fix and flip projects, which generally last from a few months to a year. In addition to the interest rates, borrowers may also incur origination fees and points. These fees are often higher for fix and flip loans due to the specialized nature of the financing and the added risk assessment involved. While the higher interest rates and fees may impact the overall cost of borrowing, investors see them as an acceptable trade-off for the flexibility, speed, and access to capital that fix and flip loans provide, allowing them to pursue profitable real estate ventures.
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4. Flexible Credit Requirements
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One notable aspect of hard money fix and flip loans is flexible credit requirements. Hard money lenders focus primarily on the value of the property and the borrower’s investment plan. This means that even individuals with less-than-perfect credit or limited credit history can still qualify for these loans. Hard money lenders prioritize the collateral, which is the property itself, as the primary factor for approval. This allows real estate investors who may have faced challenges in obtaining traditional financing to access the capital they need to pursue fix and flip projects. By evaluating the property’s potential value after renovations, lenders can determine the loan amount and terms that align with the profitability of the investment. This flexible credit requirement opens up opportunities for investors who may have been overlooked by traditional lenders. For certain lenders, experience and expertise outweigh creditworthiness in the approval process for a fix and flip loan.
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5. Renovation Funds
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Renovation funding is an essential component of hard money fix and flip loans, providing real estate investors with the necessary capital to carry out property improvements and renovations. Unlike traditional loans, which may not include funds for renovations, hard money fix and flip loans often incorporate a dedicated portion for the renovation expenses. This allows investors to finance the purchase of distressed or undervalued properties and allocate funds towards renovating and enhancing their market value. Renovation funding covers a wide range of expenses, including construction costs, materials, labor, permits, and other expenses.
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The amount allocated for renovations is typically determined based on the property’s after-repair value (ARV). Lenders evaluate the investor’s renovation plan and budget to ensure the proposed improvements align with the projected increase in property value. By providing renovation funding as part of the loan, hard money lenders facilitate a streamlined process. Investors can secure funding for the purchase and rehabilitation all in one loan.
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6. Repayment Structure
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Interest-Only Payments: One characteristic of hard money fix and flip loans is that they often involve interest-only payments. Borrowers typically make monthly payments based solely on the accrued interest instead of paying both principal and interest every month. This allows investors to minimize their monthly expenses during the renovation phase when cash flow might be limited. However, it’s important to note that the principal amount is due at the end of the loan term.
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Important Metrics for a Fix and Flip Loan:
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1. ARV
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ARV stands for After-Repair Value in the context of hard money lending. It is a crucial concept used by lenders to determine the loan amount for fix and flip projects. ARV represents the estimated value of a property after it has undergone the necessary repairs and renovations. When evaluating a loan application, hard money lenders assess the ARV to determine the potential profitability of the investment. By estimating the ARV, lenders can ascertain the maximum loan amount they are willing to provide to investors.
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2. LTC
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LTC, in the context of hard money lending, stands for Loan-to-Cost ratio. It is a significant metric used by lenders to determine the maximum loan amount they are willing to provide for a fix and flip project. LTC represents the percentage of the total project cost that the lender is willing to finance. The total project cost includes both the purchase price of the property and the anticipated renovation expenses.
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For example, if a property is purchased for $100,000 and the renovation budget is $50,000, the total project cost would be $150,000. If the lender offers an LTC ratio of 80%, it means they are willing to finance 80% of the total project cost, which in this case would be $120,000. The remaining 20% is covered by the borrower as a down payment or from other funding sources. The LTC ratio serves as a risk management tool for lenders, ensuring that the loan amount does not exceed a certain percentage of the overall project cost, thereby mitigating potential losses in the event of unforeseen circumstances.
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3. LTV
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LTV, in the realm of hard money lending, stands for Loan-to-Value ratio. It is a critical factor used by lenders to assess the maximum loan amount they are willing to provide for a property. LTV represents the percentage of the property’s value that the lender is willing to finance through a loan. The value is typically determined based on the property’s current appraised value or its purchase price, whichever is lower.
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For example, if a property is appraised at $200,000 and the lender offers an LTV ratio of 70%, it means they are willing to lend up to 70% of the property’s appraised value, which would be $140,000. The remaining 30% is covered by the borrower as a down payment or through other means. The LTV ratio acts as a safeguard for lenders. It is meant to reduce their risk in case of a borrower default or a decline in the property’s value. The LTV ratio is a key factor in determining the loan terms, interest rates, and overall feasibility of obtaining a hard money loan.
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What is a bridge Loan?
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In the context of hard money lending, a bridge loan refers to a short-term financing option that serves as a “bridge” between two transactions or financial milestones. Bridge loans are typically used by real estate investors to secure funding quickly. They are commonly used for time-sensitive projects or to cover temporary cash flow gaps. With immediate access to capital, bridge loans allow investors to proceed with acquisitions or renovations while awaiting long-term financing or the sale of another property. Bridge loans are typically secured by the property itself and are based on the property’s value rather than the borrower’s creditworthiness. The terms of a bridge loan are typically shorter in duration, ranging from a few months to a couple of years.
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The flexibility and speed of bridge loans make them attractive to investors who need immediate funding to seize opportunities or bridge financial gaps in their real estate endeavors. Once the long-term financing or property sale is secured, borrowers can repay the bridge loan, allowing them to smoothly transition between financial stages in their investment activities.
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What are the Key Pieces to a Bridge Loan?
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In hard money lending, a bridge loan comprises several key components that are essential to understanding its structure and function. First and foremost, the loan amount refers to the total funds provided by the lender to the borrower. This amount is typically determined based on the value of the collateral, such as a property, and the borrower’s specific financing needs. The interest rate is another crucial piece, representing the cost of borrowing the funds and is usually higher than traditional loan rates due to the short-term nature and perceived risk associated with bridge loans.
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Additionally, the loan term specifies the duration within which the borrower is expected to repay the loan. Bridge loans are typically short-term, ranging from a few months to a few years, providing temporary financing until the borrower secures long-term financing or completes a property sale. In some cases, bridge loans may include origination fees, closing costs, or other associated expenses, which borrowers should consider when evaluating the total cost of the loan. Finally, the repayment structure outlines how the loan will be repaid, such as through monthly interest-only payments or a balloon payment at the end of the term. Understanding these key pieces of a bridge loan helps investors make informed decisions about utilizing this type of financing in their hard money lending activities.
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What do Investors use Bridge Loans for?
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Real estate investors utilize bridge loans in hard money lending for various purposes to facilitate their investment activities. One common use of bridge loans is to bridge the financing gap between the purchase of a new property and the sale of an existing one. Investors may require immediate funds to acquire a promising investment property, but their available capital is tied up in another property that yet to be sold. Bridge loans provide the necessary financing to bridge this gap. They allow investors to proceed with the acquisition and avoid missing out on lucrative opportunities. Additionally, bridge loans are frequently used to secure funds for time-sensitive real estate projects, such as property renovations or fix-and-flip endeavors. These loans provide quick access to capital for renovations or improvements to increasing a property’s value before refinancing or reselling.
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Bridge loans also offer flexibility in situations where investors need to act swiftly, such as purchasing properties at auctions or in competitive markets where traditional financing options may not be readily available. Overall, bridge loans in hard money lending serve as a valuable tool for real estate investors, providing them with the necessary liquidity and financial agility to capitalize on investment opportunities and maximize returns in the dynamic real estate market.
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Tips for Negotiating a Hard Money Loan:
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1. Understand your needs
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Before entering into negotiations, have a clear understanding of your financing needs. Determine the loan amount, terms, and repayment structure that align with your investment strategy. This knowledge will enable you to articulate your requirements effectively and negotiate from a position of strength.
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2. Research lenders
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Conduct thorough research on potential hard money lenders. Compare their interest rates, fees, reputation, and track record. Look for lenders experienced in your specific type of investment and who have a solid understanding of the local market. This research will help you identify lenders who are more likely to offer favorable terms and be open to negotiation.
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3. Build a relationship
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Establishing a relationship with the lender before negotiations can be advantageous. Attend networking events or reach out directly to lenders to discuss your investment goals and learn more about their lending criteria. Building a rapport can enhance your chances of securing better terms and more favorable loan conditions.
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4. Highlight your experience
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Emphasize your experience and track record as a real estate investor. Highlight successful projects you have completed, showcasing your ability to execute profitable investments. Demonstrating your expertise and credibility can instill confidence in the lender and potentially lead to more favorable loan terms.
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5. Negotiate interest rates and fees
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Prepare to negotiate interest rates, origination fees, and other associated costs. Provide justification for your counteroffers based on market research, comparable rates, and your financial projections. However, be realistic and reasonable in your negotiations to maintain a positive working relationship with the lender.
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6. Review the loan agreement
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Carefully review all terms and conditions of the loan agreement. Pay close attention to repayment schedules, prepayment penalties, and any clauses that may impact your ability to execute your investment strategy. Seek clarification on any ambiguous terms and ensure they align with your expectations and goals.
Remember, effective negotiation is a collaborative process. Maintain open lines of communication, be respectful, and seek mutually beneficial outcomes.
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How to Know if You Have a Good Loan for Your Project:
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Loan Terms
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Assess the loan terms offered by the lender, including the loan amount, interest rate, loan term, and repayment structure. A good hard money loan should offer competitive terms that align with your investment goals. Key metrics to look for include reasonable interest rates, loan-to-value or loan-to-cost ratios, and repayment structure.
Flexibility
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Evaluate the flexibility of the loan terms. A good hard money loan should be adaptable to the unique needs of your investment project. Look for flexibility in terms such as prepayment penalties, extension options, and potential modifications to the loan agreement if circumstances change during the course of the project.
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Speed of Funding
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Hard money loans are known for their quick funding turnaround. A good hard money loan should be funded swiftly, allowing you to seize investment opportunities promptly. Evaluate the lender’s reputation for speed and efficiency in funding to ensure that the loan meets your time-sensitive needs. -
Experience and Reputation of the Lender
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Research the lender’s experience and reputation in the industry. A good hard money loan is backed by a reliable lender with a track record of successfully funding real estate investments. Look for lenders who specialize in your specific type of investment property and have a history of satisfied borrowers.
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Loan-to-Value (LTV) Ratio
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Consider the LTV ratio of the loan. A good hard money loan will offer an appropriate LTV ratio based on the property’s value and your financial situation. A reasonable LTV ratio provides a balance between sufficient funding and minimizing risk for both the borrower and the lender.
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Transparency and Communication
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Evaluate the lender’s transparency and communication practices. A good lender who is open, responsive, and provides clear information about the loan terms, fees, and any potential risks. Clear and effective communication throughout the loan process is essential for a successful partnership.
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Additional Fees and Costs
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Examine the loan agreement for any additional fees or costs associated with the loan. A good hard money loan should have transparent and reasonable fees, such as origination fees, processing fees, or appraisal fees. Beware of excessive or hidden fees that may significantly impact the overall cost of the loan.
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Exit Strategy
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Consider the lender’s understanding and support of your exit strategy. A good hard money loan provider will take into account your plan for repaying the loan, whether it is through property sale, refinancing, or other means. They should have a clear understanding of your strategy and offer suitable terms that align with your exit plans.
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By carefully evaluating these factors, you can determine if you have a good hard money loan for your investment real estate project. Remember to conduct thorough research, compare multiple loan offers, and seek professional advice when necessary. A well-structured hard money loan can provide the necessary financing to drive your real estate investment success.
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How to Prepare a Project Plan
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Preparing a project plan is essential when seeking a hard money investment for your real estate project. Start by conducting thorough market research to identify potential investment opportunities and determine the viability of your project. Define your project goals, including the type of property, target market, and desired returns. Develop a detailed scope of work, outlining the specific renovations or improvements needed. Create a comprehensive budget, considering all project costs, including purchase price, renovation expenses, holding costs, and contingency funds. Prepare a timeline that outlines the project’s milestones and key deadlines. Gather all necessary documentation, such as property information, financial statements, and a compelling investment proposal. Finally, prepare to present your project plan to potential hard money lenders, highlighting its profitability and mitigating risks. A well-prepared project plan demonstrates your competence as an investor and increases your chances of securing a hard money investment for your real estate project.
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Check out our “Rules to Flip By” for additional tips on how to ensure you have a successful investment experience.
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What To Do After a Fix and Flip Project is Completed
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After completing a fix and flip project financed by a hard money loan, there are several important steps to take to ensure a smooth transition and maximize your investment returns. First, focus on marketing and selling the renovated property. Utilize effective marketing strategies such as online listings, professional photography, and staging to attract potential buyers. Work with a real estate agent or explore direct selling options to expedite the sale process. Once you secure a buyer, proceed with the closing process, ensuring all necessary legal and financial documentation is in order. Next, calculate your overall investment performance, taking into account the initial purchase price, renovation costs, loan interest, and associated fees. Evaluate the profitability of the project by comparing the final selling price to the total investment.
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Learn from the experience and identify areas for improvement in future fix and flip ventures. Finally, consider reinvesting the profits into new real estate opportunities or other investment avenues to further grow your portfolio. By diligently following these steps, you can effectively wrap up a fix and flip project, sell the renovated property, and position yourself for continued investment success.
EasyFix is the perfect short-term solution for investors looking to renovate investment properties. With closings in as little as 48-hours, investors can focus on winning deals and less time on underwriting red tape. Our process allows investors to avoid the mountains of endless paperwork and intrusive document-gathering common with our competitors. We do not require tax returns or income verification, ask for years of bank statements, or many of the other typical requests from other lenders. Easy Street Capital is committed to a stress-free lending process with a team that brings years of fix and flip experience to the table.
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