Fix and Flip Loans in Maryland
Short-term financing to buy a house, renovate it and sell it, anywhere in Maryland, plus Washington, DC and Virginia. We are a direct hard money lender in Maryland: we lend our own money and keep underwriting simple for first-time and experienced investors alike.
Get my free quote- Up to 100% of rehabfunded in draws as the work gets done
- Lesser of 65–70% of ARVor 85% of total project cost
- 6–12 month termsinterest-only, no prepayment penalty
- No minimum credit scorewe underwrite the deal and your plan
- Send the deal
- Get terms, most within 24 hours
- Close in as little as 7 days once title is ready
Prefer to talk it through? Call (443) 684-7997
How a fix and flip loan works
Five steps from first call to payoff. You deal with the person who makes the lending decision the whole way.
Send the deal
Address, purchase price, rehab budget, after-repair value (ARV) and your exit plan. A short call or the quote form at the top of this page both work.
Get your terms
Most deals receive terms within 24 hours: loan amount, rate, points, term and the draw schedule.
Close and fund
Close in as little as 7 days once title and documents are ready. The loan covers part of the purchase and holds the rehab budget for draws.
Renovate with draws
Send photos and invoices as work is completed. After a quick check, the next draw is released so your crew keeps moving.
Sell or refinance
Pay the loan off when the house sells, or refinance into a rental loan. No prepayment penalty, so finishing early saves interest.
Loan terms at a glance
Every loan is sized to the deal. These are the standard terms we start from.
- Purpose
- Fix and flip: buy, renovate, sell
- Where
- All of Maryland, plus Washington, DC and Virginia
- Term
- Up to 12 months, interest-only; extensions available
- Leverage
- Up to the lesser of 65–70% of ARV or 85% of total cost (deal-dependent)
- Rehab
- Up to 100% of the approved budget, released in draws
- Prepayment
- No prepayment penalty
- Credit
- No minimum credit score
- Lien
- Typically first lien
- Property
- Non-owner-occupied residential, 1–4 units
How rehab draws work
The rehab money is set aside at closing and paid out as the work gets done, so you never have to front the whole renovation.
- 1Finish a stage of work. Demo, rough-ins, kitchen, whatever your draw schedule lists.
- 2Send photos and invoices. A simple draw request, no long forms.
- 3Get paid. After a quick check, the draw is released so your crew stays paid and on schedule.
Want the full picture? See our loan process or compare all loan programs.
How the numbers can work
We lend the lesser of two caps: a share of the after-repair value (ARV), or 85% of your total cost (purchase plus rehab). Change the numbers to see a rough loan size for your deal.
Illustrative only, before closing costs, points and interest. Not a quote or an offer of credit; your terms depend on the property, the plan and your experience.
What we look for
We underwrite the deal and the plan, not just a credit score. A strong file has these six things.
A supported ARV
Recent sales of similar homes nearby that back up the after-repair value. Send yours and we check them too.
A clear scope and budget
A line-item rehab plan with a realistic timeline and a contractor lined up.
A realistic exit
A target sale price, or a refinance plan with a lender in mind if you are keeping it as a rental.
Experience, or a strong plan
Your track record helps shape the structure. First-time investors are welcome with solid numbers.
Cash to close and a cushion
Your share of the purchase, closing costs, and a contingency for surprises inside the walls.
Insurance and permits
Builder’s risk or a similar policy before closing, and permits where the work requires them.
Properties we finance
- Single-family homes, townhomes and rowhomes
- Small multifamily, 2–4 units
- Condos, case by case
- Owner-occupied homes or consumer loans
What to send for a quote
- Purchase contract (or proof of ownership if you already own it)
- Detailed scope of work and rehab budget
- Comparable sales supporting the ARV (we review them too)
- Entity documents (LLC) and ID
- Insurance binder before closing
- Photos or a quick walkthrough video
What investors say
“Marc is quick, efficient, and easy to work with. Because he lends his own money, I was able to get my loan for a property fast.”
“Extremely knowledgeable, professional and expedient in the loan process to obtain the financing we needed for a fast settlement. Highly recommend!”
“Outstanding experience with Property Flip Loan — knowledgeable, professional, and dependable. Communication was excellent — quick responses to emails and calls, and kept me updated on each step of the process.”
Fix and flip loan questions
Do you have a minimum credit score?
No. We look at the deal, the after-repair value, the budget and your exit plan. Credit is context, not a cutoff. More detail: credit score and hard money loans.
How fast can you close?
In as little as 7 days once title and documents are ready. Most deals get terms within 24 hours of us seeing the numbers.
Do you fund 100% of the rehab?
Yes, up to 100% of the approved rehab budget. It is released in draws as work is completed and checked, not as a lump sum at closing.
How much cash do I need to bring?
Usually the part of the purchase price the loan does not cover, plus closing costs and a contingency. Try the calculator above, or read down payment requirements for hard money loans.
Is there a prepayment penalty?
No. If the house sells in month four of a twelve-month term, you stop paying interest in month four.
What if the house does not sell in time?
Call early. Options include a price adjustment, an extension, or refinancing into a rental loan. See what if it doesn’t sell.
Do you lend outside Maryland?
We lend across all of Maryland, plus Washington, DC and Virginia. If your project is nearby, tell us about it.
Do you make loans on a home I will live in?
No. These are business-purpose loans for investment property only, not owner-occupied or consumer loans.
More answers on the hard money loan FAQ page.
Read before your next flip
Where we lend: Baltimore City · Baltimore County · Anne Arundel County · Montgomery County · Prince George’s County · Rockville · Silver Spring · Towson · Washington, DC · all areas
Have a flip in mind?
Send the address, purchase price, rehab budget and ARV. Most deals get terms within 24 hours.
Terms describe how we usually lend and depend on the property, title work, documents and borrower. Nothing on this page is an offer of credit or a commitment to lend. Business-purpose loans for investment property only.