Fix & Flip Loans: Up to 90% LTC, Funded in 2–3 Weeks

Who this program is for

The Fix & Flip program is built for investors who buy a property below market, renovate it, and sell it inside a year. That covers the full range of flip profiles we see every week: the investor buying a foreclosure at auction with fourteen days to close, the wholesaler who needs to take down an assignment they can no longer flip on paper, the contractor buying their own inventory, and the experienced operator running four or five projects at once who needs a lender that can keep up.

It also covers the situations most lenders quietly decline. We fund foreclosure bailouts, where a borrower needs to refinance out of a maturing loan before a sale date. We fund mid-construction takeouts, where another lender stopped funding draws and the project is sitting half-finished. And we fund portfolio deals — up to five properties under one facility instead of five separate closings, provided they sit in the same county and each carries a defined lien release value.

The minimum credit score is 660. Above that, credit shapes your leverage rather than your eligibility: at 700 or above — or as a returning borrower — you can go to 90% of cost with as little as 10% down. Below 700, you need documented value-add experience within the last 24 months; without it, the deal is written at 80% of cost with 20% down.

What matters just as much is whether the numbers work: is the purchase price genuinely below market, is the rehab budget realistic for the scope, and does the after-repair value support the exit?

How the loan is structured

A fix and flip loan from SGC has two parts. The first is the acquisition advance, funded at closing, which covers a percentage of the purchase price. The second is the rehab holdback — the renovation budget, held by the lender and released to you in draws as the work is completed and inspected.

Leverage is quoted against loan-to-cost (LTC), which is purchase price plus rehab budget. Our senior loan goes up to 90% of cost for an experienced borrower on a strong deal; most first-time borrowers land between 80% and 85% and bring the balance to closing. Leverage is also capped against after-repair value (ARV) at 70%, so a deal has to clear both tests. Covering the last 10% of cost through a gap lender is possible on select deals — see Getting to 100% of cost below.

On rehab budgets over $100,000, interest is charged on the drawn balance rather than the full commitment, so you are not paying interest on rehab dollars still sitting in the holdback. Below that threshold interest accrues on the full loan amount from closing, which is worth modeling before you size a smaller rehab. Terms run 6, 12, or 18 months with extension options, and there is no prepayment penalty on most fix and flip loans — if you sell in month five, you stop paying in month five.

Getting to 100% of cost

You can close a deal with none of your own capital in it, but it is worth being precise about how: it is two loans, not one. SGC's senior loan covers up to 90% of cost. On selected deals we arrange the remaining basis through a separate gap lender who sits behind us in the capital stack.

This is genuinely selective rather than a headline with fine print attached. The deal has to carry both positions, which in practice means a documented track record of completed flips, a purchase price well below market, and an after-repair value with enough room that the combined debt still sits comfortably beneath it. Most deals do not qualify. We will tell you inside the first conversation if yours does not, rather than after you have paid for an appraisal.

Gap capital is priced separately, and it costs materially more than the senior loan. It is in second position and takes more risk, so it is priced for that — with its own rate, its own points, or in some structures a share of the profit. The rates and the 2–4% total points quoted elsewhere on this page describe the senior loan on a standard single-lender structure. They do not include gap pricing.

If closing with nothing down is your goal, say so at the start. We will model the blended cost against a conventional 90% structure before you go under contract. Often the arithmetic favors bringing the 10% and keeping the cheaper capital — but not always, and it depends on how much of your money is already committed elsewhere. Either way, that is a conversation to have before you make the offer.

Terms at a glance

What you need to qualify

There is no credit pull to get a quote and no upfront fee of any kind. To issue terms we need five things:

• The property address and purchase price. If you are under contract, send the executed contract.
• A line-item scope of work. Not "full gut — $65,000." Break it into trades with dollar amounts. A vague budget is the single most common reason a file stalls in underwriting.
• Your ARV opinion with comparables. Sales from the last six months, within a two-mile radius of the subject, at similar square footage and finish level — those are the limits the appraisal will be held to, so build your number the same way. We order the appraisal, but your comps tell us whether the number is defensible before anyone spends money.
• Your track record. A short list of prior flips with addresses and dates. Experience moves your leverage more than your credit score does.
• Photographs of the whole property, interior and exterior. If it is listed online, send the listing link too.
• Entity documents. These loans close in an LLC. Articles, operating agreement, EIN letter, and a certificate of good standing.

Approval decisions are issued within 24–48 hours of a complete submission. From there, most files close in two to three weeks — title work and the appraisal are usually the long pole, not underwriting.

How the draw process works

Rehab money is released in draws. You complete a stage of work, submit a draw request with photos and the line items you are drawing against, and an inspector verifies the work. Funds are wired on approval. Most borrowers run three to five draws over the life of a project.

Two practical notes that save borrowers real money. First, front-load your own capital into the first stage — demo and rough trades are done before the first inspection, so you carry that cost until the first draw funds. Second, request draws by completed line item, not by percentage. "Kitchen cabinets installed, $8,400" is verified in one visit. "Project 40% complete" invites a conversation.