Loan Details

Looking to fund your next real estate investment? Fund Your Next Flip (FYNF) provides fast, reliable hard money loans designed for Rehabbers, Landlords, and Wholesalers in the Greater St. Louis Area. We offer competitive rates, flexible terms, and expert support — so you can secure funding with confidence and focus on what matters most: your project’s success.

GET TO KNOW OUR LOAN DETAILS

HOW OUR LOAN WORKS

  • 6-month business loan
  • Interest-only, monthly payments in arrears
  • Closings typically occur within 7 business days of receiving clear title
  • 13% annualized interest rate
  • Monthly extensions available (optional, with fee)
  • First lien position required
  • Personal guarantees signed by all borrowers
  • Mortgagee’s title policy required
  • Finance up to 100% of cost
  • Lend up to 75% of ARV
  • Purchase loan formula: (ARV x 75%) - repair costs = max purchase loan
  • Renovation funds provided will not exceed 100% of the property’s acquisition price
  • We use desktop underwriting: MLS, tax records, comps (we do not walk properties)
     LOAN COSTS & FEES

    • Origination Fee: 3 points (3.00%), varies by deal and location.
    • Loan Processing: $750
    • Credit Report Fee: $50 ($100 for joint applications)
    • Flood Certificate Fee: $20
    • Wire Fee: $75
    • Renovation Disbursement Fee: $750 to (If Applicable).
    • All financed renovation funds are managed by Continental Title Disbursing.
    • Loans under $125,000 are subject to additional points at acquisition closing
    APPRAISAL & COVERAGE

    • ARV Appraisal: ~$500 (if required), paid by Borrower
    • All Appraisals must be ordered by FUND YOUR NEXT FLIP
    • 1-year, fully paid insurance policy required at closing
    • Dwelling coverage with vacancy / vandalism riders
    • Replacement cost coverage
    • Builder’s risk policy (recommended for rehabs)
    • FYNF listed as loss payee and additional insured
    • Blanket policies must list the property and confirm active coverage
    • Proof of insurance and invoice required before funding
    WHO QUALIFIES

    • Minimum credit score of 680 (full credit report required)
    • At Least $20,000 in cash reserves (per project), seasoned for 3+ months.
    • Recently filed tax returns required.
    • No recent bankruptcies or foreclosures (subject to FYNF review).
    • Valid Missouri-based LLC or entity paperwork is required
    • Bank Statements (last 3 months)
    • Incomes Statement (last 2 months)
    WHAT WE FUND

    • Borrower must be Pre-Approved before submitting a property for evaluation. 
    • Properties must be located in the St. Louis metro area (Missouri only; no lending in Illinois).
    • Primary focus is on single-family homes and 2-4 family units
    • Funding is available for purchase and/or rehab if the deal aligns with our criteria
    • An itemized project budget is required during property evaluation.
    • Renovation funds typically capped at 100% of purchase price
    • Properties in flood zones or with major structural issues may not qualify
    DISBURSEMENTS
    • Financed renovation funds are managed and released through Continental Title Disbursing.
    • Up to 6 draws are available per project.
    • Borrower pays for initial work using their own reserves.
    • Paid invoices and lien waivers are submitted to request a draw.
    • Disbursing inspects the property and takes photos to confirm work matches the itemized project plan.
    • Typical turnaround: 2–3 business days after inspection approval.
    • Disbursement fee: $750 per project (includes inspection and processing).