Earnest money to lock the contract, same-day transactional funding for double closes, and gap 2nds that cover your down payment and closing costs. Funded through our capital partners, with most costs paid at closing.
Lock up the deal without tying up your own cash. We wire the earnest money deposit to title or escrow, and it's paid back from the closing. The deposit must be refundable: the seller signs an addendum so it returns to the funder if the deal doesn't close.
Buy from the seller (A–B) and sell to your end buyer (B–C) the same day, without showing your assignment fee and without using your own money.
Most fix & flip lenders fund 85–90% of the purchase and 100% of the rehab. A gap lender covers the rest, so you can close with little or nothing out of pocket. Our Instant Quote checks it for you: pick a rate and tap Finance closing costs & down payment? to get two term sheets, your 1st and the gap.
| Purchase price | $250,000 |
| Rehab budget | $75,000 |
| After-repair value (ARV) | $450,000 |
| Fix & flip loan (90% of purchase + 100% of rehab) | $300,000 |
| Down payment + lender closing costs | $34,095 |
| Gap 2nd covers | $34,095 |
| Combined loans as a share of ARV | 74.2% |
| Your cash at closing (before title, insurance, appraisal) | $0 |
Illustration only. Gap lenders keep the 1st plus the 2nd at or under about 75% of ARV. Final terms depend on credit, experience, the property and each lender's review.
660+ for a secured gap 2nd (640–659 reviewed). Unsecured lines need 680+ and card balances under 30% of your limits; high balances are the top reason they're denied.
2+ completed flips in the last 3 years is preferred. Newer investors can qualify with a strong deal or an experienced partner.
The 1st plus the gap at or under about 75% of ARV, with a profit of 15% or more of ARV after costs.
Some programs still ask for 3 months of payments in the bank. Others need no bank statements at all.
A 2nd lien on the property you're buying, paid off with the 1st when you sell or refinance. We place your 1st with a lender that allows it.
Use equity in another property: lenders go up to about 70% of its value, including what you owe.
Business credit lines or a personal loan, up to $250,000 with no lien. See unsecured gap funding →
Takes about 2 minutes. Mike follows up personally within one business day. Have an account? Request it from your dashboard to track the status.
The seller signs a refundable earnest money addendum, so the deposit goes back to the funder if the deal doesn't close. Any fee owed for the time the funds were out is set out before funding.
It's priced as a percentage of the deposit, usually a charge for each 30 days the funds are out plus a fee at closing, or a flat 15–40% of the deposit. We quote it per deal before anything is wired.
Transactional funding is for a double close: you buy (A–B) and resell (B–C) the same day. If you're assigning the contract instead, you usually don't need it. Ask us which saves you more.
Many don't. We place your 1st with a lender that allows subordinate financing, so both loans close together.
The 1st lien is paid first, then the gap 2nd, from your sale or refinance proceeds.
EMD and transactional funding are approved on the deal, with no credit check. Gap 2nds review credit, experience and the deal; unsecured credit lines depend most on your score and card balances.
