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

Yes. PML funds fix and flip loans in all 50 states, with active flipper books in Houston, Dallas-Fort Worth, San Antonio, and Austin. 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 Texas projects. No state-line carve-outs on pricing or leverage; a Tarrant County flip prices off the same rate sheet as a Harris County flip.

Texas does not require a separate state lender license for business-purpose loans secured by 1 to 4 unit non-owner-occupied investment property. PML originates Texas fix and flip loans under that business-purpose exemption, with closings handled at a licensed Texas title company. 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 Texas fix and flip activity in our book lands in a $250,000 to $500,000 ARV band, with loans typically between $200,000 and $400,000 on a single asset. Houston and San Antonio skew toward the lower half of that band on entry-level cosmetic flips; Austin and the inner-loop DFW submarkets stretch to $700,000 plus on full-gut projects. We will write a Texas loan as small as $100,000 and as large as $5,000,000.

Texas 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 Texas metro and routes closings to whichever office produces the fastest commitment for the subject property's county. A clean Texas file regularly closes 5 to 7 business days from term-sheet acceptance.

Texas does not impose a state-level real estate transfer tax. The buyer pays only the county recording fee on the deed and the deed of trust, which typically runs $30 to $80 per document depending on the county and the page count. That is materially cheaper at closing than New York, Pennsylvania, or California. Title insurance premium in Texas is regulated by the state and uses a published basic premium rate schedule; PML's quote on the HUD will match what a competing lender would quote for the same loan amount.

Summer heat slows exterior trade work in July and August — roofing, exterior paint, concrete pours — but does not slow our draw cadence. Inspector clears within one business day, wire goes out within 48 hours, year-round. Gulf Coast files (Houston, Galveston, Corpus Christi) carry a wind storm insurance binder requirement before close, which the title company writes through a TWIA-eligible carrier. During an active hurricane warning a draw may be paused for 48 to 72 hours; otherwise no seasonal slowdown.

Texas is a non-judicial foreclosure state operating under power of sale. A defaulted business-purpose loan can move from notice of default to trustee sale in roughly 60 days — the timeline is among the fastest in the country. That is one of the reasons Texas pricing matches our national rate sheet rather than carrying a state-specific spread. As a sponsor this should never matter; as an underwriting input it is one reason our Texas loans price cleanly.

The Harris County Clerk's e-recording system normally posts a deed and deed of trust the same business day they are submitted. Tarrant County, Dallas County, and Bexar County are similarly fast on e-recording. Outlying or smaller Texas counties may take 24 to 48 hours. PML wires loan proceeds the day of close; the lien recording happens in parallel and is rarely a constraint on closing speed.

Yes. Texas trustee sales happen the first Tuesday of every month on the courthouse steps in each county. PML issues a binding term sheet within four business hours of a property submission, which is sufficient for most Texas first-Tuesday auctions and most online foreclosure platforms. We have closed Texas auction-bought properties in 7 calendar days from winning bid to wire when title is clean.

Yes. PML can close into a newly-formed Texas LLC even if you took the property under contract in your personal name. The title company handles the deed transfer at closing — the property moves from your personal name into the new entity simultaneous with the loan funding, with no Texas transfer tax to absorb. 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.