What We Fund

Fix & flip loans for real estate investors

The short answer

TSG Capital arranges fix & flip loans for real estate investors — short-term, business-purpose financing that covers both the purchase and the rehab of a non-owner-occupied property. Loans are typically sized against after-repair value (ARV), often up to roughly 90% of purchase and 100% of rehab, with rehab funds released through a draw schedule and closings measured in days, not weeks. We are a broker: one application puts your deal in front of our full network of investment-property lenders.

A fix & flip loan is short-term capital built for the way investors actually buy: fast, on the property, and structured around the deal rather than a personal credit box. TSG Capital arranges the acquisition financing and the rehab budget together, so you can close on a distressed property and fund the renovation from the same facility. Because the loan is business-purpose and secured by a non-owner-occupied investment property, it is underwritten primarily on the asset — the as-is value, the rehab scope, and the credible after-repair value (ARV) — not on your W-2 income.

Leverage on these loans is usually expressed two ways. Loan-to-cost (LTC) measures the loan against your total project cost (purchase plus rehab); lenders in our network often go up to roughly 85–90% of purchase and frequently 100% of rehab. Loan-to-ARV caps the loan against the finished value, commonly in the 65–75% range, which protects both you and the lender if the market softens. Rehab dollars are almost always held back and released in draws as work is completed and inspected, so you are only paying interest on money you have actually deployed.

Terms typically run 6 to 18 months, interest-only, with rates and points that vary by lender, experience, leverage, and market — expressed as ranges rather than a single guaranteed number. Experienced investors with a track record generally see better pricing and higher leverage. As a financing arranger, TSG Capital shops the deal across multiple lenders so you are not filling out five applications and waiting; you tell us the deal once and we bring back the structure that fits.

Typical terms

Figures below are typical ranges across our lender network — they are not a quote or a guarantee. Your actual terms depend on the lender, the deal, your experience, and the property's location.

Leverage

Up to ~90% of purchase (LTC) and often 100% of rehab; typically capped near 65–75% of ARV

Term

6–18 months, interest-only

Rate

Varies by lender, experience, and leverage — quoted as a range on your term sheet

Points

Origination points typically 1.5–3.5, deal-dependent

Time to close

Often 7–14 days once the file is complete

Is this loan structure a fit?

Best fit	Typical exit	Lender focuses on
Distressed acquisition plus renovation	Short-term sale or refinance	As-is value, scope, ARV, experience

Who it's for

Investors buying distressed or value-add single-family and small multifamily to renovate and resell
Flippers who need purchase and rehab capital from one facility
Operators who value speed and certainty of close over the lowest possible rate
Entities (LLCs) taking title for business purposes — not owner-occupants

What to prepare before requesting terms

A complete file is easier for lenders to price and materially reduces avoidable back-and-forth. Start with the items below; a lender may request additional documents after initial review.

Property address and purchase contract

Entity documents and signer identification

Requested loan amount and intended exit

Current property photos and insurance contact

Itemized rehab scope and contractor bids

Comparable sales supporting the projected ARV

Frequently asked questions

What is a fix & flip loan?+

A short-term, business-purpose loan that funds both the purchase and the renovation of an investment property you intend to resell. It is secured by the property and typically sized against the after-repair value (ARV), with rehab money released in draws.

How much of the rehab will a fix & flip loan cover?+

Lenders in our network frequently fund up to 100% of the rehab budget, released through a draw schedule as work is completed and inspected. Purchase leverage is often up to roughly 85–90% of the price, with the total loan capped against ARV.

How fast can a fix & flip loan close?+

Because these are asset-based and business-purpose, closings often happen in about 7–14 days once title, insurance, and the rehab scope are in hand — far faster than a conventional mortgage.

Do I need a down payment?+

Usually yes. Most fix & flip lenders want the borrower to have skin in the game, commonly 10–15% of the purchase price plus closing costs, though leverage varies by experience and deal strength.

Does my credit score matter?+

It can affect pricing and leverage, but these loans are underwritten primarily on the deal — as-is value, rehab scope, and ARV. TSG Capital is a broker and works with lenders across a range of credit profiles.

Is this a consumer mortgage?+

No. TSG Capital only arranges business-purpose loans secured by non-owner-occupied investment property, made to business entities. We do not offer consumer or owner-occupied residential mortgages.