Fix and flip loans in Maryland, funded in 48 hours.

Yes. PML funds fix and flip loans in all 50 states, with active flipper books in Baltimore, Frederick, Rockville, and Gaithersburg. Single-family, duplex, triplex, and fourplex properties. Loan size from $100,000 to $5,000,000 per asset, with cross-collateralized facility lines available for sponsors running three or more concurrent Maryland projects. No state-line carve-outs on pricing or leverage; a Baltimore City flip prices off the same rate sheet as a Anne Arundel County flip.

Maryland does not require a separate state lender license for business-purpose loans on 1 to 4 unit non-owner-occupied investment property held by an entity. PML originates Maryland fix and flip loans under that posture, with closings handled through the customary Maryland closing process. Loans are not consumer mortgages; they cannot be used for a primary or secondary residence. The borrower is always an LLC, LP, or corporation, never a natural person.

The bulk of Maryland fix and flip activity in our book lands in a $245,000 to $485,000 ARV band, with loans typically between $195,000 and $395,000 on a single asset. Baltimore and Glen Burnie skew toward the lower half of that band on entry-level cosmetic flips; Bethesda and Federal Hill stretch to $925,000 plus on full-gut projects. We will write a Maryland loan as small as $100,000 and as large as $5,000,000.

Maryland permits both attorney and title-company closings. Most lender-side closings on 1 to 4 unit investment property route through a title company; refinances and entity transfers more often go through a Maryland attorney. PML aligns with whichever the borrower has engaged and routes the closing protection letter accordingly. A clean Maryland file regularly closes 5 to 7 business days from term-sheet acceptance.

Maryland imposes a state transfer tax of 0.5% of consideration plus a county or Baltimore City transfer tax (typically 1% to 1.5%). The state also imposes a recordation tax at varying per-$500 rates. The total can land at 2% to 3% of consideration. PML’s quote on the HUD reflects the actual Maryland tax and recording schedule for the subject county; there are no lender markups on third-party closing costs.

Northern Maryland winters slow exterior trade work (roofing, siding, concrete) from late November through March, but they do not slow our draw cadence. Inspector clears within one business day, wire goes out within 48 hours, year-round. Plan rehab budgets with a 2 to 4 week seasonal cushion on cold-weather exterior scopes.

Maryland is a non-judicial foreclosure state operating under power of sale. A defaulted business-purpose loan can move from notice to trustee sale in roughly 90 to 120 days. As a sponsor this should never matter; as an underwriting input it is one reason our Maryland loans price cleanly off the national rate sheet.

The Baltimore City e-recording system normally posts a deed and deed of trust the same business day they are submitted. Other major Maryland metros (Frederick, Rockville and Gaithersburg) run similarly fast on e-recording. PML wires loan proceeds the day of close; the lien recording happens in parallel.

Yes. Maryland trustee sales typically happen on a posted weekly or monthly schedule at the county courthouse. PML issues a binding term sheet within four business hours of a property submission, which is sufficient for most Maryland non-judicial auctions and most online foreclosure platforms. Clean title and a binding term sheet can move from winning bid to wire in 7 to 10 calendar days.

Yes. PML can close into a newly-formed Maryland LLC even if you took the property under contract in your personal name. The closing party handles the deed transfer at closing — the property moves from your personal name into the new entity simultaneous with the loan funding, with the standard Maryland transfer-tax treatment applied at close. We do not lend to natural persons; the borrower is always an entity. We can help structure the entity if you do not yet have one in place.