Fix and Flip Lender in New York
Direct private lending for complex New York fix and flip deals
$700M+ funded
1,400+ loans
68% repeat borrowers
2–4 hrs to term sheet
New York
You found the property. Now you need a lender who can understand the deal before the seller moves on.
New York fix and flip projects often involve tight timelines, higher acquisition costs, complex renovation scopes, valuation questions, and properties that do not fit a national lender’s automated checklist. For qualifying transactions, We Lend can fund the purchase and the full approved rehab, review deals in-house, and return term sheets in 2 to 4 hours.
Our pricing typically ranges from 9% to 12% interest, with 1% to 3% origination, depending on the property, project scope, requested loan amount, exit strategy, and borrower experience.
Submit your fix and flip deal at welendllc.com. We fund the purchase and the full rehab.
Deal review
New York fix and flip deals need more than a rate quote
A New York deal can look straightforward on paper and still require careful review. The purchase price may be high, the property may have a complicated renovation plan, or the appraisal may not tell the full story of the opportunity.
Your transaction may also involve:
- Borough-specific property types, pricing, and renovation expectations
- Properties with mixed use or complex condition issues
- Title or appraisal delays
- Permit and renovation questions
- A self-employed borrower with nontraditional income
- A broker-submitted file with a tight closing deadline
- A valuation that requires local context
- A rescue, refinance, or takeout situation
- A structure that does not fit a national lender’s model
We Lend reviews the complete transaction instead of relying on a single automated approval path. The team looks at the property, renovation plan, borrower, timeline, and exit strategy together.
Who we serve
Fix and flip loans built for New York deal complexity
We Lend is a founder-led private lender focused on New York and New Jersey. The team makes credit decisions in-house and stays involved throughout the loan process.
We are built for:
- Experienced fix and flip investors
- Mortgage brokers with active New York deal flow
- Investors purchasing distressed or value-add properties
- Self-employed real estate operators
- Borrowers managing complex renovation scopes
- Competitive acquisitions that require a fast response
- Deals that need a direct conversation with the lender
We Lend focuses on experienced investors and active operators. The program is not designed for beginners looking for step-by-step investing education. Borrowers should understand their property, budget, timeline, and exit strategy.
◆ Boroughs, metro & region
Built for borough, metro, and regional deal complexity
New York properties can vary significantly from one market to the next. A renovation or valuation issue that is manageable in one area may materially affect the timeline or budget in another.
We Lend evaluates eligible opportunities across the New York market, including transactions connected to:
- Brooklyn
- Queens
- The Bronx
- Staten Island
- Long Island
- Westchester
- The Hudson Valley
- The broader New York metro area
Final availability and terms depend on the specific property, borrower, project, and underwriting review.
Deal fit
When the deal does not fit a national lender’s model
Automated lending models work well for standard files. They can be less useful when a transaction involves unusual property conditions, a complicated renovation, a tight closing date, or a borrower whose income does not fit a traditional profile.
We Lend may be a better fit when:
- The property requires substantial renovation
- The renovation budget needs detailed review
- The appraisal or valuation requires local context
- The borrower is self-employed
- The property has a mixed or unusual use
- The seller requires an urgent closing
- A bank or national lender cannot move quickly enough
- The requested structure does not fit a standard program
- A prior lender changed terms or delayed the closing
- The borrower needs a rescue or takeout strategy
Private lending is not about being the cheapest option. It is about evaluating the total cost of capital against the value of securing the property, starting construction, and completing the project on schedule.
Fix and flip loan feature / What it means for your deal
What We Lend provides
Purchase financingCapital to acquire the property
Full rehab fundingFinancing for the complete approved renovation budget
Term sheet turnaroundTypically 2 to 4 hours
Closing timelineOften measured in days, not weeks
PricingTypically 9% to 12% interest
OriginationTypically 1% to 3%
Local market experienceNew York and New Jersey underwriting knowledge
Direct decision-makingIn-house review without a slow institutional committee
Broker supportBroker-friendly process with no upfront fees and client protection
We Lend’s fix and flip program lists no upfront fees, full rehab coverage, and funding in 3 to 7 business days from receipt of the appraisal for eligible transactions. Exact timing depends on the property, documentation, title, appraisal, and underwriting review.
What we fund
Purchase and rehab funding for competitive New York acquisitions
A fix and flip loan is only useful if it supports the entire project. We Lend can structure financing around the acquisition, approved renovation scope, projected timeline, and planned exit.
The loan review may consider:
- Purchase price and property value
- Renovation budget and contractor scope
- After-repair value
- Property type and location
- Borrower experience with comparable projects
- Available equity and liquidity
- Timeline to completion
- Planned sale or refinance exit
For qualifying transactions, We Lend can fund the purchase and the full approved rehab.
Actual funding depends on the property, budget, borrower, and completed underwriting review.
Actual funding depends on the property, budget, borrower, and completed underwriting review.
Why We Lend
Private lending for New York investors who need a real decision
Capital backed by friends and family
We Lend is backed by friends and family capital. That structure creates personal accountability on every loan. We are not trying to operate like a distant institution with multiple layers between the borrower and the decision-maker.
In-house underwriting
Your deal is reviewed by the We Lend team, not passed through an impersonal approval chain. That allows the team to understand the full transaction and consider structures that automated lenders may decline.
A lender that picks up the phone
Technology can speed up an application. It cannot explain an unusual property, a construction issue, a title complication, or a time-sensitive closing. We Lend combines a fast process with direct access to people who can make decisions on real deals.
Proven New York and New Jersey experience
We Lend has funded over $700 million across New York and New Jersey through 1,400+ loans. The company also reports a 68% repeat borrower rate, zero principal loss, and a $20 million Webster Bank credit facility.
Speed when the timeline matters
We Lend returns term sheets in 2 to 4 hours. For eligible fix and flip deals, the published program lists funding in 3 to 7 business days from appraisal receipt.
◆ Brokers
Broker-friendly fix and flip financing in New York
New York brokers often manage files involving multiple parties, changing deadlines, valuation questions, and borrowers who need answers quickly. We Lend gives brokers direct access to the lending team and clear feedback on whether a structure can work.
The broker process includes:
- No upfront fees
- Direct access to the lending team
- Fast feedback on deal structure
- Clear communication throughout underwriting
- Protection of the broker-client relationship
- Financing for deals that may not fit a conventional lender
Submit the deal at welendllc.com or contact Jeff directly at jeff@welendllc.com.
The process
How the process works
1
Submit the deal
Send the property address, purchase price, renovation budget, estimated value, borrower experience, and exit plan through welendllc.com.
2
Discuss the structure
A member of the We Lend team reviews the deal and speaks with you directly about the property, timeline, capital needs, and potential loan structure.
3
Receive a term sheet
You can expect a deal-specific term sheet in approximately 2 to 4 hours when the submission includes the information needed for review.
4
Close and fund the project
Once due diligence and documentation are complete, We Lend works toward closing as quickly as the transaction allows. Approved rehab funds are disbursed according to the agreed draw schedule so the project can keep moving.
FAQs
New York Fix and Flip Loan FAQs
Does We Lend fund fix and flip deals outside New York City?
Yes. We Lend focuses on eligible properties across New York and New Jersey, including the broader New York metro area. This may include opportunities in Brooklyn, Queens, the Bronx, Long Island, Westchester, and the Hudson Valley. Contact the team to confirm whether a specific property is eligible.
Can We Lend review complex New York renovation projects?
Yes. We Lend reviews the property, renovation scope, budget, timeline, borrower experience, and exit strategy together. This allows the team to evaluate projects involving unusual property conditions, complicated renovations, valuation questions, or structures that may not fit a national lender’s standard model.
Can brokers submit New York fix and flip deals?
Yes. Mortgage brokers can submit New York fix and flip deals to We Lend. The broker process includes direct access to the lending team, no upfront fees, fast feedback on deal structure, and protection of the broker-client relationship.
Submit the deal at welendllc.com or contact Jeff directly at jeff@welendllc.com.
Submit the deal at welendllc.com or contact Jeff directly at jeff@welendllc.com.
What if my New York deal does not fit a bank’s requirements?
A bank decline does not automatically mean the project is unfinanceable. We Lend may review transactions involving tight deadlines, complex renovation scopes, self-employed borrowers, unusual property types, valuation concerns, or structures that do not fit standard bank underwriting.
Final terms depend on the property, borrower, documentation, appraisal, and completed underwriting review.
Final terms depend on the property, borrower, documentation, appraisal, and completed underwriting review.
How quickly can I get a term sheet for a New York property?
For qualifying transactions with the information needed for review, We Lend typically returns a deal-specific term sheet in 2 to 4 hours.
Submit your fix and flip deal at welendllc.com.
Submit your fix and flip deal at welendllc.com.
Does We Lend fund the rehab?
We Lend’s fix and flip program is designed to fund the purchase and the full approved rehab. Its published program information includes an example with 100% rehab coverage. Actual rehab funding depends on the property, budget, borrower, and underwriting review.
What interest rates does We Lend charge?
Rates generally range from 9% to 12%, depending on the property, requested loan amount, renovation scope, borrower experience, and exit strategy. Origination typically ranges from 1% to 3%.
How fast can a New York fix and flip loan close?
The exact timeline depends on the property, appraisal, title, documentation, and due diligence. We Lend’s current fix and flip program states that eligible loans can be funded in 3 to 7 business days from appraisal receipt.
Does We Lend work with self-employed investors?
Self-employed investors can submit their deals for review. The team evaluates the borrower’s experience, liquidity, property, project plan, and exit rather than relying only on a traditional employment profile.
Does We Lend offer rescue or takeout financing?
Yes. If a closing, payoff, or loan maturity is creating an urgent deadline, ask whether We Lend’s rescue or bailout loan program may be a fit. Eligibility and timing depend on the file, documentation, and underwriting review.
Get a term sheet for your New York fix and flip deal
Have a property under contract or a renovation project that needs capital?
Submit your fix and flip deal at welendllc.com. We fund the purchase and the full rehab. Or call +1 212 777 7780 or email info@welendllc.com. We turn around term sheets in 2 to 4 hours.