Fix and Flip Loans
Good deals don't wait for committees. We fund the purchase and the full rehab in one loan, and get a term sheet in your hands in 2 to 4 hours — so you close while other borrowers are still waiting.
$700M+ funded
68% repeat borrowers
Up to 90% LTC
2–4 hrs to term sheet
The deal problem
In hot markets you've got a weekend to get a term sheet in hand — sometimes less.
Banks need income verification, appraisal queues, and underwriting that can take 30 to 45 days. By the time that process runs, the seller has moved on.
We Lend is a founder-led, friends-and-family-backed private lender that has funded over $700 million across more than 1,400 deals, with a 68% repeat borrower rate that no institutional competitor has matched. Every file is reviewed by a person, not a workflow. Every decision is made by someone with skin in the game.
We fund the purchase and the full rehab. You close while other borrowers are still waiting.
The fundamentals
What is a fix and flip loan?
A fix and flip loan is a short-term real estate loan secured by the investment property itself. It covers two costs in a single structure: the acquisition price and the full rehabilitation budget. When the rehab is complete and the property sells, the loan is repaid.
Fix and flip loans are built for active real estate investors, not owner-occupants. We underwrite the deal, the property value, the after-repair value (ARV), and the investor's plan — not personal income or tax returns.
vs. a conventional mortgage
Conventional mortgages require income verification, debt-to-income calculations, and underwriting timelines measured in weeks. Fix and flip loans are asset-based, close in days, and are structured around the project timeline — not a 30-year repayment schedule.
vs. a bridge loan
A bridge loan gets you from one deal to the next; it's not built to fund a rehab. Fix and flip loans are structured to fund both the purchase and the construction draw schedule in one loan. See We Lend's Bridge Loans page →
vs. a DSCR loan
DSCR loans are priced on a rental property's income coverage ratio, designed for investors who plan to hold. Fix and flip loans are priced on the resale exit. If you're deciding between a flip and a hold, that distinction changes the loan structure, the rate, and the timeline. Read more about DSCR loans →
Asset-Based
Underwritten on the property, the ARV, and the plan — not W-2 income or tax returns.
Short-Term
Built around your project timeline — 12 months standard, repaid at resale.
Purchase + Rehab
Acquisition price and full rehab budget funded in a single loan structure.
How it works
How We Lend's fix and flip loans work
The product is straightforward. No committee. No appraisal delays that kill closings. No ambiguity about what's funded and what isn't.
Rates9% – 12%
Origination1% – 3%
Max loan-to-cost (LTC)Up to 90%
Max loan-to-value on ARVUp to 75%
Rehab holdback100% fundedDraw schedule, released as work is inspected
Loan term12 months15–18 mo. for major scopes, no added cost
Upfront feesNone
Prepayment penaltyNonePay off as early as 5 days in
Rates and terms reflect the approved range for qualified borrowers. Actual pricing depends on deal quality, LTC, property type, and borrower track record. For extensive construction scopes, conversions, additions, or major structural work, We Lend extends the term to 15–18 months at no additional cost, provided the borrower notifies us prior to funding. Submit your deal for a specific term sheet →
What we fund
Purchase price + full rehab. One loan.
A lender who won't cover the full rehab leaves you short at the worst possible time. Lenders who fund purchase-only, or who cap rehab coverage at a fraction of the project budget, create a financing gap that the borrower has to bridge out of pocket or through a secondary instrument. We Lend does not do that.
Rehab funds are held in reserve and drawn down as work is completed. Draws are inspected and released on a defined schedule, so the project stays funded at every stage — not just at closing.
100% of the rehab budget is funded.
No financing gap between what you borrow and what the project costs.
No financing gap between what you borrow and what the project costs.
Timeline
The actual numbers. Not a "fast closing" promise.
2–4 hrs
Term sheet
From deal submission.
3 days
Close — repeat borrowers
Business days from appraisal receipt.
7 days
Close — new borrowers
Business days from appraisal receipt.
These are the actual numbers from deals We Lend has funded. If your deal requires a faster close due to contract terms or seller pressure, submit it and tell us — we have closed deals under compressed timelines when the file was clean.
Eligibility
Built for active real estate investors
The file review focuses on the deal — the property, the purchase price, the rehab scope, and the ARV. No W-2 income documentation or debt-to-income calculations required.
Property types
Single-family residences, 2–4 unit properties, condominiums, townhomes, mixed-use, and small multifamily.
Credit
Asset-based underwriting; no stated minimum credit score. Strong deals from borrowers with lighter credit history are reviewed on deal merit.
Experience
Experienced investors with documented exits receive the strongest terms. First-time flippers with a well-structured deal and a viable rehab plan are reviewed on a deal-by-deal basis. No minimum flip count for application.
Broker submissions
We work directly with mortgage brokers. Broker-submitted files follow the same timeline and receive the same service. See the We Lend Broker Portal →
Submit your fix and flip deal
We fund the purchase and the full rehab. We turn around term sheets in 2 to 4 hours.
Have a deal? Call +1 212 777 7780 or email info@welendllc.com
Why investors choose We Lend
68% come back. It isn't the rate.
It's that the lender picks up the phone, the file doesn't disappear into a review queue, and the deal actually closes when it's supposed to.
Founder-led decisions, not committee approval
Every file is reviewed by a person who can answer questions, explain the decision, and move when the deal needs to move. No approval chain waiting on a committee that meets once a week.
Friends-and-family capital, not institutional distance
Backed by friends-and-family capital, not a REIT or a PE fund with quarterly return targets. Our money's in the deal too. If it doesn't work for you, it doesn't work for us.
$20M Webster Bank credit facility
A big bank's capital behind a founder's decision-making. You get the speed and accountability of a private lender with the capacity to fund deals at scale.
In-house underwriting
Every loan is underwritten internally. No third-party underwriters, no outsourced review, no lag from hand-offs. That's how we control the timeline and actually understand the deal.
No institutional competitor has posted a 68% repeat borrower rate. That figure doesn't come from a marketing claim — it comes from borrowers who closed one deal, saw how the process worked, and came back with the next one.
◆ NY / NJ roots, national reach
We built our track record in the country's toughest markets
We Lend built its record in New York and New Jersey — two of the most competitive and legally complex real estate markets in the country. The founder knows these markets at the borough and county level.
We Lend currently funds deals in 46 states. Wherever your deal sits, we underwrite it the same way.
How we compare
The question isn't who advertises the lowest rate
It's who closes on time, who funds the full rehab, and who answers the phone when the appraisal comes in late or the contractor timeline shifts.
A person underwrites your file
Some lenders price deals through automated, model-driven underwriting. That's fast for straightforward deals — but the decision isn't made by a person. An unusual structure, a distressed seller, a property type outside standard parameters, and an automated system flags it, slows down, or declines. We Lend reviews every file with a human underwriter who can make a judgment call on deal quality, not just run a data match.
Direct and broker access — your choice
Some lenders work exclusively through the broker channel, with no direct path for borrowers. We Lend works both directly with investors and through brokers, giving borrowers and their representatives flexibility in how they submit and manage the deal.
Built for deals that don't fit a box
REIT-backed lenders are built for institutional scale, with strict documented-experience requirements and no room for rescue loans, bailout financing, or structures outside a defined underwriting box. We Lend's in-house underwriting and direct capital structure allow for deal types institutional lenders aren't built to handle.
Submit your fix and flip deal at welendllc.com
Term sheet in 2 to 4 hours. We fund the purchase and the full rehab.
Submit Your Deal →
FAQs
Fix and flip loan FAQs
How fast can I close a fix and flip loan with We Lend?
We Lend issues term sheets within 2 to 4 hours of deal submission. Closing timelines run 3 business days for repeat borrowers and 7 business days for new borrowers, measured from appraisal receipt. If your deal has a tighter timeline due to contract terms, submit it and note the close date — we work backward from the deadline.
Does We Lend fund the rehab budget or just the purchase?
Both. We Lend funds the purchase price and the full rehab budget in a single loan structure. Rehab funds are held in reserve and released via a draw schedule as work is completed and inspected. There is no separate construction instrument and no financing gap between what you borrow and what the project costs.
What credit score or experience level do I need?
We Lend's underwriting is asset-based. The file review centers on the property, the ARV, and the deal structure. There is no stated minimum credit score. Investors with a documented track record of completed flips receive the most competitive terms. First-time investors with a well-scoped, viable deal are reviewed on the merits of the file.
Do you work with mortgage brokers?
Yes. We Lend works with brokers on the same terms and the same timeline as direct borrowers. Broker-submitted files receive term sheets in 2 to 4 hours. Brokers who submit multiple deals per year can reach out to the team directly to establish a working relationship. See the Broker Portal for submission details →
What states do you lend in?
We Lend funds fix and flip loans in 46 states. New York and New Jersey are We Lend's flagship markets, where the founding team built the track record and where the lender has the deepest market knowledge. See the full geographic coverage map →
◆ 46 states
Where We Lend funds deals
We Lend funds fix and flip loans in 46 states. If you have a deal, submit it regardless of location.
We started in New York and New Jersey — closed hundreds of deals here, and know what it takes to underwrite and close where competition is intense, timelines are short, and deal structure complexity is the norm. For borrowers and brokers in the NY/NJ metro, We Lend is particularly well-positioned: the team knows the submarkets, the borough and county dynamics, and which sellers won't wait.
New York fix and flip lending →
New Jersey fix and flip lending →
Have a deal? Let's fund it.
Submit your fix and flip deal at welendllc.com. We fund the purchase and the full rehab.
Or email info@welendllc.com — term sheets in 2 to 4 hours.
Related reading
Go deeper on the numbers
Rates & cost of capital
Fix and Flip Loan Rates: Benchmarks, Rate Drivers & Total Cost Data of 2026
The data behind how rates are set, what moves your rate above the published floor, and a total-cost-of-capital model for a $400,000 flip scenario.
Read the guide → Market dataHouse Flipping Statistics: Profits, ROI by State & Key Benchmarks of 2026
ATTOM-sourced data on gross flip profits, ROI by state, and volume benchmarks through year-end 2025.
Read the report →