Looking for 100% Financing, my 7th flip – Experienced, local, Fast Turnaround

[Lexi Barrett]

Hello BiggerPockets Community,

I’m Lexi, a mom of four with a passion for flipping homes. I’ve successfully flipped six properties and am working on my seventh, (where my capital is tied up for another 45-60days) specializing in custom craftsmanship. I’m looking for a private money partner to take the first position on a solid fix-and-flip deal, with no financing application or down payment required from me. Here’s the breakdown:

Deal Details:

Purchase Price: $218,000

Rehab Costs: $126,000 (includes $101,000 cash for rehab + my $25,000 contribution in building materials)

ARV: $490,000 (supported by comps averaging $469,000, (enhanced by a larger 1.73-acre lot)

Projected Sale Price: $490,000

Timeline: 6-8 months for rehab and sale

Estimated Profit: ~$104,000 after closing costs (approx. 5% of ARV) and holding costs

My Role:

I’ll manage the entire flip, bringing my expertise in creating modern farmhouse-style homes with unique features like shiplap, accent walls, and vintage-inspired designs.

I’m contributing $25,000 in building materials (separate from the $101,000 cash rehab budget), reducing the lender’s exposure.

I’ll handle all rehab, design, and project management to ensure a high-quality finish that maximizes buyer appeal and quick turn around. 

Partner Terms:

Loan Amount Needed: $319,000 ($218,000 purchase + $101,000 cash for rehab)

Interest Rate: 12% annualized, interest-only payments during the project. 

No Early Payoff Penalty: Repay early without penalty, ensuring you get your capital back quickly upon sale

Points: 1-2 points, paid at closing to align with project cash flow

Security: First-position lien on the property

No Application or Down Payment: Seeking a straightforward partnership without a formal loan application or cash down from me

Repayment: Full repayment upon sale, targeted within 6-8 months

Why This Deal?

Solid Numbers: Adheres to the 70% rule ($490,000 ARV x 0.7 - $126,000 rehab = $218,000 max purchase + rehab, offering a safe margin).

Proven Experience: Six completed flips with a focus on custom designs that drive sales.

Market Edge: Comps average $469,000, and the property’s 1.73-acre lot (vs. comps at ~0.37 acres) adds value, with potential for lot subdivision if desired (lots sell between 60-90k) Homes in this this neighborhood on average go under contract within 60 days. 

Transparency: Happy to provide comps, rehab plans, and a detailed budget to serious partners.

I’m active on BiggerPockets and local to this investment, driven to create standout homes, and ready to make this flip a success. If you’re a private lender or investor looking for a secure, high-return deal with an experienced operator, let’s connect! DM me to review numbers, discuss terms, or set up a call. Excited to partner for a win-win!

Best, Lexi

[Deborah Wodell]

Hey Lexi! I really admire your hustle and the attention to detail in your flips — sounds like you’ve built a great track record and clearly know how to execute.

That said, I just wanted to be upfront — most private lenders (especially those funding in 1st position) typically look for some borrower skin in the game. It’s not so much about trust as it is about risk management and alignment.

Also, asking for 100% financing with no formal application, especially on a $319K ask, can be a tough sell even with experience — particularly in today’s tighter lending environment.

If you're flexible on terms or open to some kind of shared structure (or even a JV route), you may get better traction. But if you're open to exploring hard or private money options, I'd be happy to take a look. For a flip, most lenders typically prefer to see at least 10% down, with them covering the rest of the purchase and the rehab too.