Short-term rehab · 1–4 unit · No app fee
Direct fix and flip financing for real estate investors. Up to 92.5% of project cost, 100% of the rehab budget, weekly draws, no application fee, no prepayment penalty. Underwritten in-house by the same team that signs your closing docs — with rates starting at 8.99% and a clean file wire within 48 hours.
Mid-rehab interior. Banks see risk; we see basis at 70 percent of after-repair value.
Photo · Francesco Ungaro / Pexels
Why hard money for fix and flip
A conventional mortgage lender wants two years of W-2s, a 45-day rate lock, and a property in turnkey condition. None of that lines up with how a fix and flip actually works. Hard money exists because investor deals close in days, not months — and because the asset itself, post-rehab, is the collateral that matters.
Off-market and auction inventory closes in days, not weeks. A bank takes 30 to 45 days from application to wire and reprices halfway through. PML issues a binding term sheet within four business hours and funds a clean file in 48 hours. The faster you can credibly close, the better the offers you can write — and the deeper the discount you can negotiate.
At 92.5% loan-to-cost and 100% rehab funding, a single experienced flipper can run five concurrent projects on the same equity that a bank loan would tie up in one. Hard money trades a higher rate for a much higher unit count — and the math on annual return on equity favors the leveraged operator on every realistic scenario.
PML underwrites the property's as-repaired value, your Schedule of Values, and your sponsor track record. We do not need W-2s, tax returns, or DTI calculations. That makes hard money the right tool for self-employed investors, anyone with a complex tax return, and any sponsor who has structured income through an LLC or S-corp.
Fix and flip terms
PML underwrites fix and flip loans on the as-repaired value, not the purchase price alone. Leverage scales with sponsor track record, market, and deal quality — and every term below moves on a published rate sheet.
From submission to wire
Drop in the property, your Schedule of Values, and a draft purchase contract. No application fee, no soft credit pull at this stage.
~5 minutesAn underwriter — not a salesperson — replies with a real rate, leverage, and a binding term sheet. Soft credit inquiry runs only after you accept.
~4 hoursWe order title and a subject-to-completion appraisal in parallel with you uploading bank statements and the entity package. Most files clear underwriting in two business days.
~2 daysThe same in-house team that quoted the deal also issues the closing docs. No table-funding, no last-minute repricing, no fee changes between term sheet and HUD.
~1 dayFunds wire at close. From draw one onward, your inspector clears within a business day; reimbursement wires within 48 hours of clearance. Submit invoices on a Friday, the wire goes out Tuesday.
Same day, then weeklyRepresentative scenarios
Three illustrative deal profiles drawn from common configurations across our book. Real closings vary; these are anchor points for the math, not solicitations.
Charlotte, NC · 1940s 3/2 SFR
Austin, TX · infill SFR + ADU
Phoenix, AZ · 4-unit value-add
Illustrative only. Representative of typical configurations across our book — not specific recent closings.
Built for
Bring 15 to 25% of total project cost, a licensed general contractor on trade-licensed work, and a tight Schedule of Values. We re-underwrite the relationship after your first closing — not just the next deal — so your second loan prices materially better.
You know the math. We know your file. Tier-1 pricing kicks in at three closed flips and stays put as long as your borrower box does. Cross-collateralized facility loans available at three or more concurrent projects — one closing, one origination, scale your book without re-papering each acquisition.
The most common path through our book. Close the acquisition and rehab on a fix and flip loan; refinance into our DSCR rental loan once stabilized. No seasoning requirement on the takeout, expedited title, often no second appraisal — same underwriter team across both loans.
For agents, brokers, and wholesalers who place fix and flip deals: PML pays a referral fee at close on every funded loan from a referred sponsor, with no minimum production. We underwrite your borrower transparently and provide live status updates — you stay in the loop without doing the underwriting yourself.
Who qualifies
Fix and flip FAQ
For broader hard money questions — FICO floors, BRRRR strategy, the 70% rule, application flow — see the full FAQ.
Submit a property and an underwriter replies with a real rate within four business hours. No application fee, no soft pull until you accept terms.
Private Money Lenders