100% Loan-to-Cost Financing

You bring the deal. We bring the capital.

100% of the purchase price, 100% of the rehab budget, one loan. For experienced investors whose cash is already working harder somewhere else.

The Situation

The deal is good. Your cash is deployed.

You found a property worth buying. The spread is there, the exit is clear, and your capital is sitting in two other projects. Most fix and flip lenders want 10 to 15% down plus your rehab budget in reserve, which means parking six figures of cash per deal.

We structure it differently. If your track record supports it, we fund 100% of the project cost: purchase and rehab together. You cover closing costs. That is the whole trade.

It is not a teaser and it is not for everyone. It is a program for investors who have closed enough deals that the underwrite can lean on what you have already done.

Renovated kitchen finished using rehab draws from a 100% loan-to-cost fix and flip loan

What 100% of Project Cost Covers

Of purchase (LTC)Up to 100%*
Rehab cost financed100%
Of after-repair valueUp to 75%
Loan amounts$75K–$2M
PaymentsInterest only
Time to close10–14 days
Rates from 8–14%  /  Origination 1–3 pts  /  Term sheet in 24 business hours
Get Fix & Flip Terms
How It Works

Three steps, about three minutes of forms

Step 1Scenario review
You

Address, purchase price, rehab budget, exit plan. A three-minute scenario review, no credit pull, no application fee.

Us

We underwrite the asset and your track record, then issue a written term sheet within 24 business hours. It says plainly whether your deal fits 100% LTC.

3 min
Step 2File comes together
You

Send your scope of work and entity docs, and connect your insurance agent.

Us

Open title, order the valuation, set your draw schedule against the scope of work. Same-day answers throughout.

~45 min
Step 3Close and draw
You

Wire closing costs, sign, and get your crew scheduled.

Us

Fund purchase and rehab on one loan, release rehab draws against completed work, and stay out of your way until the exit.

10–14 days
The Math

A typical 100% LTC structure

Here is the shape of a deal we see every week, run as raw math rather than a sales pitch. Same numbers whether the market is Columbus, Cincinnati, or anywhere else we lend.

Purchase price$160,000
Rehab budget$60,000
Total project cost$220,000
Loan at 100% LTC$220,000
Cash you bringClosing costs only
After-repair value$310,000
Loan vs. 75% ARV capFits

At a 90% LTC lender, that same deal takes $22,000 of purchase cash plus reserves before you touch the rehab. At 100% LTC, your cash stays deployed where it earns more. Run your own numbers in the fix and flip deal analyzer.

The Filter

Who 100% LTC is built for

The track record is the down payment

0% down is available to investors who completed 5 or more properties in the last 3 years in the same state as the subject property, with at least 10 total exits in any state in that window. That history is what lets us lean on the asset instead of your bank account.

Capital already working

Flippers running two or three projects at once. Wholesalers and repeat buyers closing back-to-back. Portfolio builders who would rather keep six figures liquid than park it in a down payment on a four-month project.

Deals that stand on their own

The property has to carry it: realistic purchase price, itemized rehab budget, after-repair value with spread, and an exit you can name in one sentence. The underwrite is about the asset and the plan, not a W-2.

Not there yet? Still welcome.

Newer investors get the same fast term sheet on the standard path, with a down payment that generally starts around 10% and drops as the track record grows. Submit the deal and you will get a straight answer either way.

Common Questions

Straight answers

What does 100% loan-to-cost mean?

Loan-to-cost measures the loan against total project cost: purchase plus rehab. 100% LTC means both are financed. You bring the deal and the execution plan; you cover closing costs.

Who qualifies for 0% down?

Investors who completed 5 or more properties in the last 3 years in the same state as the subject property, plus at least 10 total exits in any state within the last 3 years. Subject to underwriting and deal qualification.

Does 100% financing mean anyone qualifies?

No. It is earned with a track record. Term sheets are issued from deal details with no credit pull, and credit challenges rarely kill an asset-strong deal, but thin experience means a down payment, not a rejection.

How is the rehab funded?

100% of the rehab budget is financed and released in draws against completed work, on a schedule set at term sheet so nothing surprises you mid-project.

How fast can you close?

Written term sheet within 24 business hours of the scenario review. Closing runs 10 to 14 days. Loans are made to your entity, interest-only payments throughout.

Where do you lend?

Business-purpose loans across all 50 states: direct from our balance sheet in select markets, through established capital partners everywhere else.

Related Resources

Before you make the offer

Fix and flip deal analyzer

Run purchase, rehab, and ARV through the same math we underwrite to before you spend a dollar on the offer.

Proof of funds letter

A POF letter in about two minutes, no account needed. Stronger offers close faster, and 100% LTC means your offer is only as fast as your proof.

The 14-day close, day by day

The full timeline from scenario review to wire, including exactly how little of your time it takes.

Ready When You Are

Ask about your deal.

Written term sheet within 24 business hours. No cost, no obligation, no credit pull. We will tell you straight whether your deal fits 100% LTC.

Get a Term Sheet

Or call or text 937-887-3727.

Call Us Get a Term Sheet