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

Yes. PML funds fix and flip loans in all 50 states, with active flipper books in Columbus, Cleveland, Cincinnati, and Toledo. 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 Ohio projects. No state-line carve-outs on pricing or leverage; a Franklin County flip prices off the same rate sheet as a Cuyahoga County flip.

Ohio 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 Ohio fix and flip loans under that posture, with closings handled through the customary Ohio 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 Ohio fix and flip activity in our book lands in a $145,000 to $325,000 ARV band, with loans typically between $115,000 and $260,000 on a single asset. Columbus and Cleveland skew toward the lower half of that band on entry-level cosmetic flips; German Village and inner-loop Hyde Park stretch to $625,000 plus on full-gut projects. We will write an Ohio loan as small as $100,000 and as large as $5,000,000.

Ohio 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 an Ohio attorney. PML aligns with whichever the borrower has engaged and routes the closing protection letter accordingly. A clean Ohio file regularly closes 5 to 7 business days from term-sheet acceptance.

Ohio imposes a real property conveyance fee at $1 per $1,000 of consideration (some counties add up to $3 per $1,000 on top). The buyer pays the county recording fee on the deed and mortgage. PML’s quote on the HUD reflects the actual Ohio tax and recording schedule for the subject county; there are no lender markups on third-party closing costs.

Northern Ohio 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.

Ohio is a judicial foreclosure state. A defaulted business-purpose loan moves through the courts in roughly 6 to 9 months from filed complaint to sheriff's or commissioner's sale — materially longer than non-judicial states like Texas or Arizona. As a sponsor this should never matter; as an underwriting input it is reflected in our Ohio risk pricing.

The Franklin County e-recording system normally posts a deed and deed of trust the same business day they are submitted. Other major Ohio metros (Cleveland, Cincinnati and Toledo) run similarly fast on e-recording. PML wires loan proceeds the day of close; the lien recording happens in parallel.

Yes. Ohio foreclosure sales are court-ordered judicial sales conducted by the county sheriff or court-appointed commissioner, with the sale date set by the court after entry of the foreclosure judgment. PML can fund acquisitions from courthouse-step foreclosure sales when title is clean and judgment is final, with a binding term sheet inside four business hours. Plan additional time for confirmation-of-sale where the Ohio courts require it.

Yes. PML can close into a newly-formed Ohio 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 Ohio 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.