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

Yes. PML funds fix and flip loans in all 50 states, with active flipper books in Philadelphia, Pittsburgh, Allentown, and Harrisburg. 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 Pennsylvania projects. No state-line carve-outs on pricing or leverage; a Philadelphia County flip prices off the same rate sheet as a Allegheny County flip.

Pennsylvania 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 Pennsylvania fix and flip loans under that posture, with closings handled through the customary Pennsylvania 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 Pennsylvania fix and flip activity in our book lands in a $185,000 to $425,000 ARV band, with loans typically between $150,000 and $340,000 on a single asset. Philadelphia and Pittsburgh skew toward the lower half of that band on entry-level cosmetic flips; Society Hill, Fishtown, and Squirrel Hill stretch to $795,000 plus on full-gut projects. We will write a Pennsylvania loan as small as $100,000 and as large as $5,000,000.

Pennsylvania is a title-company state. Closings happen at a licensed title company that handles both the title commitment and the escrow function — there is no attorney-state requirement and no separate settlement attorney. PML has working relationships with title companies in every major Pennsylvania metro and routes closings to whichever office produces the fastest commitment for the subject property’s county. A clean Pennsylvania file regularly closes 5 to 7 business days from term-sheet acceptance.

Pennsylvania imposes a 1% state realty transfer tax, with most municipalities adding another 1% local realty transfer tax (Philadelphia is higher). The cost is typically split between buyer and seller per the contract. The recording fee on the deed and deed of trust applies separately. PML’s quote on the HUD reflects the actual Pennsylvania tax and recording schedule for the subject county; there are no lender markups on third-party closing costs.

Northern Pennsylvania 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.

Pennsylvania is a judicial foreclosure state. A defaulted business-purpose loan moves through the courts in roughly 9 to 14 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 Pennsylvania risk pricing.

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

Yes. Pennsylvania 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 Pennsylvania courts require it.

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