A South Florida fix-and-flip deal can lose its margin before renovation starts. A slow term sheet, a rehab budget that runs out mid-project, or loan terms that don't match the exit plan can do it.
Investors and mortgage brokers working in South Florida need more than a rate quote. They need a lender who moves fast, can fund the purchase and approved rehab, and picks up the phone when the deal gets complicated.
We Lend has funded over $700 million across more than 1,400 loans, backed by friends and family capital and a $20 million Webster Bank credit facility. Zero principal loss. A 68% repeat borrower rate. That's not a marketing number. It's what happens when the same people who fund your deal also review it.
Two key limits shape how much leverage you may receive: loan-to-cost and ARV.
Loan-to-cost (LTC) compares the loan to your total project cost, purchase price plus the approved rehab budget. Loan-to-value based on ARV compares the loan to what the property is worth once the work is done. Lenders use ARV to test whether the completed property actually supports what they're lending you today.
| Factor | We Lend's Terms | Why It Matters |
| Term sheet | 2 to 4 hours | You can move inside a short contract window |
| Closing | 3 business days for repeat borrowers, 7 for new borrowers | Sets a real closing timeline, not a hopeful one |
| Loan-to-cost | Up to 90% | Covers most of the purchase and rehab |
| LTV based on ARV | Up to 75% | The completed value backs the loan |
| Rehab funding | Up to 100% of approved costs, released through draws | Funds are tied to inspected progress, not a lump sum upfront |
| Rate | 9% to 12% | Total cost of capital, not a teaser rate |
| Origination | 1% to 3%, no upfront fees | Adds to the total cost of capital |
A loan that covers the purchase but not the rehab can leave a funding gap before construction begins. We Lend structures the purchase and the rehab into one loan and releases the rehab funds on a draw schedule as the work gets inspected.
A lender can promise a fast close and still stall out if your file has to pass through five layers of committee. Ask who actually makes the credit decision.
We Lend is founder-led. A person reviews your file, not an algorithm. That matters when a South Florida property comes with a title issue, a tight contract date, or a rehab scope that needs context a form can't capture. You can talk to the person underwriting your deal, ask a specific question, and get a specific answer.
We Lend picks up the phone. That's the difference.
Miami-Dade, Broward, and Palm Beach properties each carry their own wrinkles. Before you lock in a rehab budget, check the FEMA flood zone on the property, since flood exposure affects both your insurance line item and your lender's conditions. If you're working in Miami-Dade, know that permits are generally good for 180 days after issuance, and an approved inspection extends the permit for another 180 days from the approval date. If the flip is a condo, pull the association's reserve study and milestone inspection status early. Florida's condominium reserve requirements under Chapter 718 and the milestone-inspection statute can turn an assessment into a budget problem you didn't plan for.
None of that replaces underwriting. It just means you show up with a stronger file.
Rate is one line item. Origination, draw fees, and how fast you can actually get funds released can materially affect your total cost and liquidity. Get the term sheet in writing before accepting the loan terms: approved loan amount, purchase proceeds, rehab holdback, required equity, and the ARV assumption behind it. If a lender won't put a formal term sheet on paper for your submitted property, that's your answer.
Submit your fix and flip deal today. We fund the purchase and the full rehab.