Florida's real estate market moves fast. A fix-and-flip opportunity in Tampa, Orlando, or Miami won't wait 45 days for conventional financing. Fix and flip loans — also called hard money loans or bridge loans — are designed specifically for investors who need to move quickly, fund renovations, and sell or refinance within 12–18 months.
How Fix and Flip Loans Work
Fix and flip loans are short-term, asset-based loans that fund both the acquisition and renovation of investment properties:
- Purchase funding: Up to 85–90% of purchase price (some programs up to 90% LTP — loan-to-purchase)
- Rehab funding: Up to 100% of renovation costs, disbursed in draws as work is completed
- Loan term: 12–18 months, extendable in most cases
- Rate: 9–12%+ interest-only during the loan term
- Closing speed: 7–14 days for straightforward transactions
- Qualification basis: Property value (as-is and ARV), experience, and exit strategy — not borrower income
Florida Fix and Flip Market
Florida presents compelling fix-and-flip opportunities across multiple markets:
- Tampa Bay: Strong buyer demand, limited inventory, active flipper market in Brandon, Riverview, and North Tampa
- Orlando: High population growth, active investor market, strong absorption of renovated product
- South Florida: Higher acquisition costs but strong ARV premiums for well-renovated product
- Jacksonville: Affordable entry points, strong rental alternative if flip timeline extends
- Southwest Florida: Naples, Fort Myers — recovering from storm activity with active renovation demand
Fix and Flip Loan Requirements
Unlike conventional loans, fix and flip lenders focus on the deal rather than the borrower:
- Credit score: 620+ minimum for most programs, 660+ for best terms
- Experience: Some programs are first-timer friendly; experienced investors get better terms
- Down payment: 10–20% of purchase price (some programs fund 90% of purchase)
- ARV requirement: Loan-to-ARV typically capped at 65–75% of after-repair value
- Exit strategy: Must demonstrate clear exit — sale or refinance into DSCR loan
- Property condition: As-is condition evaluated; lender must believe the renovation plan is viable
Fix to Rent -- The DSCR Refinance Exit
Many Florida investors use fix and flip loans as the entry point into a buy-and-hold strategy -- the "BRRRR method" (Buy, Rehab, Rent, Refinance, Repeat):
Acquire with fix and flip loan
Close in 7–14 days. Purchase distressed property at a discount.
Renovate using draw schedule
Rehab funds disbursed as work is completed and verified by lender inspector.
Rent the property
Place a qualified tenant. Establish rental income history.
Refinance into DSCR loan
After 6 months of seasoning, refinance based on new appraised value. Pull out equity. Repeat.
Viador Partners Handles Both Sides
We originate fix and flip bridge loans AND the DSCR refinance that follows. When you work with Viador Partners, both transactions flow through one relationship — no handoff, no re-explaining your portfolio, no starting over with a new lender.
Frequently Asked Questions
Experienced investors with clean deals can close in 7-10 days. First-time investors or more complex transactions typically close in 14-21 days. The appraisal and title search are usually the rate-limiting factors.
No. Many lenders offer programs specifically for first-time flippers. As a first-timer, you may face slightly lower LTV limits, slightly higher rates, and may need to demonstrate a credible renovation plan and team. Working with an experienced general contractor helps.
Most programs will lend up to 90% of purchase price and 100% of renovation costs, subject to a maximum of 65-75% of after-repair value (ARV). The ARV constraint is typically the binding limit.
Yes. Many investors use fix and flip loans to acquire and renovate properties they intend to hold as rentals. After 6 months of seasoning with a tenant in place, they refinance into a DSCR loan -- often at a higher appraised value, pulling out equity in the process.
Most fix and flip lenders offer extensions, typically for a fee of 1-2% of the loan amount per extension period. Build contingency time into your project plan. Communicate proactively with your lender if timelines slip.
Yes. Viador Partners originates fix and flip loans statewide through lender relationships that cover all Florida markets.