When the right project comes up in the White Mountains, you can't wait 45 days on a conventional loan. Short-term, asset-based financing lets investors close quickly and can cover purchase plus rehab, sized off the after-repair value. I'm an investor myself, and I'll pencil the whole deal honestly before you commit — including the higher cost.
A fix-and-flip loan is short-term, asset-based financing for investors. Instead of underwriting your personal income, the lender underwrites the deal — the purchase price, the rehab budget, and the projected value once the work is done. Many are sized off the after-repair value (ARV) and can finance the purchase plus a rehab budget that's advanced in draws as the work progresses.
"Hard money" is the same idea: a loan secured mainly by the property rather than your credit or income. It's faster and more flexible than a bank loan because the property is doing the qualifying. That speed is exactly why investors reach for it when a deal won't wait.
I'll be straight with you, because that's how I'd want it: these loans cost more than a standard 30-year mortgage. They carry higher fees and short terms, and they're built for a quick exit — buy, renovate, then sell or refinance out. That trade is absolutely worth it when the project pencils and you exit on schedule. It becomes a problem when the rehab drags, the budget blows up, or the sale stalls and the carrying costs eat your margin.
So before you sign anything, we run the full math together: purchase, rehab budget, carrying costs, and the realistic exit. If the numbers don't leave you a real margin, I'll tell you — I'd rather lose the loan than watch a project sink you.
Classic flips. Buy a dated or distressed home with good bones, renovate, and resell.
BRRRR and rehab-to-rent. Rehab a property, then refinance into long-term financing like a DSCR loan and keep it as a rental.
Bridge situations. Move fast on a property now, with a clear payoff coming from a sale or permanent loan.
Ground-up construction. Some investor programs go beyond rehab to fund ground-up builds. Out here, where the right existing property isn't always on the market, that flexibility matters.
I own 50+ properties, so I've been on your side of these deals — I know what a rehab actually costs and where flips go sideways. As a broker through Barrett Financial Group, I shop 100+ lenders to find the fix-and-flip structure that funds the most of your project on sensible terms and closes fast enough to win the deal. And I'll flag any prepayment or minimum-interest terms up front, so a quick exit doesn't come with a surprise. Real numbers, real talk, from someone who does this too.
Short-term, asset-based financing for investors that can cover purchase plus rehab, often sized off the after-repair value (ARV) rather than your personal income. It's built for speed and a quick exit — buy, renovate, then sell or refinance. I'm an investor myself and shop 100+ lenders for the right terms.
Short-term financing secured mainly by the property itself rather than your income or credit — an asset-based loan. Investors use it to move quickly when a conventional lender can't fund in time. It's faster and more flexible, but higher-cost and short-term, so it's built for a clear, quick exit. I'll pencil the whole project honestly first.
Many are sized off the after-repair value (ARV) — what the property will be worth once renovated — and/or loan-to-cost. The lender underwrites the deal: purchase price, rehab budget, and projected ARV, not your personal income. I shop 100+ lenders to find the structure that funds the most of your project on sensible terms.
Yes, and it's important to go in clear-eyed. They're short-term, higher-cost loans built for speed and a quick exit, so they carry higher fees than a standard 30-year mortgage. That trade is worth it when the project pencils and you exit on schedule. I run the full math — purchase, rehab, carrying costs, and exit — before you commit.
Often yes. Many programs finance the purchase plus a rehab budget advanced in draws as the work gets done, based on the after-repair value. Some lenders also offer ground-up construction for investors. I match you to the program that fits your project and help keep the moving parts on track.
Because these loans underwrite the property more than the borrower, they can move much faster than a conventional mortgage — speed is the point. Exact timing depends on the lender, the property, and how clean the file is. I shop the lenders known for reliable, fast closings so you can win the deal.
Refinance the finished project into long-term financing on its rental cash flow.
Build from the ground up with one loan covering land, build, and permanent financing.
Qualify on your real income — bank-statement and 1099 programs, often no tax returns.
Start a quick pre-approval and I'll shop your fix-and-flip file across 100+ lenders — and run the full math with you first, honestly. Equal Housing Opportunity.