Active flippers, what private money LTVs and timelines are you actually getting?

Question

Hey flippers, first time in this section.

Straight question: on your last couple deals, what LTV and funding speed have you been pulling from private money?

I’ve watched experienced guys still hit 90-100% on strong ARVs with 7-14 day closes, but I want to hear what’s really happening on the street.

What did your last one look like?
Florida or Southeast guys especially.

Drop the actual numbers and how smooth (or not) the process was.

Warren Ifergane · Answer

Typical ranges we've done recently:

• 90–95% purchase
• 100% rehab on solid projects
• Around 75% of ARV depending on experience and deal strength

Timeline-wise, most deals seem to be closing 14 days or so days if everything is clean and title/appraisal move smoothly.

The bigger variable lately hasn’t been LTV as much as certainty of close and draw speed during the rehab. A lot of investors I talk to care more about that than shaving half a point off the rate. Then again, 9.99%, 1-2 points ain't bad compared to others.

Juan Alvarez · Answer

Spot on questions, Richard. In the Florida market right now, certainty is the new currency.

For active flippers scaling to 3+ deals, we are consistently closing at 70-75% LTV with a hard focus on the 7-10 day closing timeline. While some 'national' players promise 90%, the paperwork often stalls the deal. We prefer common-sense underwriting on our Balance Sheet to ensure your project doesn't sit waiting for a funding committee.

As Bo mentioned, the presentation is key. If the numbers make sense, we move. Would love to hear more about your upcoming projects in the Treasure Coast!

Bo Smith · Answer

Rich, Michael's hitting it on Florida cooling off. The current reality is that 90% purchase + 100% rehab on strong ARVs is still possible, but your ARVs have to be real. Not the 00k you hope to get -- the 75k the comps actually support today.

Timeline wise, 7-14 days is doable if your lender is already familiar with you and the deal is clean. But I'm seeing a lot more deals taking 21-30 days because lenders are doing tighter underwriting on the repair estimates. They're not trusting contractor bids at face value anymore. If your bid says 0k HVAC, they want proof it's realistic for the market.

The Southeast is segmented though. Florida is tightening up. North Carolina, Tennessee, and Atlanta are still moving fast. But the capital is chasing fewer deals, so lenders are pickier about the deals themselves, not just the borrower credit.

My last two deals: 85% purchase + 90% rehab with 10-day close on a strong credit profile. But I've been with my guy for five years and he knows my contractor and my numbers. New guys are looking at 75-80% max because the lender doesn't have conviction yet.

How many deals have you closed with private money? Are you a repeat borrower or is this new territory for you?

Michael Wyatt · Answer

In that area 90%+, can close in 48 hours if need be.  Rates anywhere from 8-12.  How smooth/not smooth typically falls on seller/title situation.  That's of course assuming borrower has all their ducks in a row.

Michael Wyatt · Answer

@Richard Summers yeah a ton, I feel like recently the nicer suburbs of Atlanta and Birmingham are very popular

Bo Smith · Answer

My last two flips closed at 85% LTV, 9% interest, 2 points, and both funded in 9-10 days. But I've been working with the same lender for 3+ years and have 40+ flips with her, so that's not typical for someone newer to the game. I know she wouldn't have moved that fast or at those terms with someone she didn't know.

The 90-100% on strong ARVs is real if you've got experience and a solid relationship. A guy I know who does 15+ flips a year is consistently hitting 90-95% purchase plus rehab at 10.5% with 7-10 day closes. But he has every doc buttoned up and his contractor estimates are proven over time.

The process smoothness depends entirely on how clean your package is going in. Appraisal surprises, unclear rehab scope, or underestimated ARVs will slow things down fast. I've seen 30-day closes when docs are messy.

One pattern I'm noticing in 2026: Lenders are tightening on the LTV side for newer operators, even if the deal looks solid. They want to see 2-3 prior deals or track record. But if you can show that, capital is still available at reasonable rates in Florida and the Southeast.

Are you a new operator or do you have track record? That usually determines what rates and LTVs are actually available to you.

Bo Smith · Answer

The numbers are softer now than they were 18 months ago, but experienced flippers with clean deals are still getting funded. I just closed two flips with 80-85% LTV, 14-day closes, at 10% interest on one and 11% on the other. Both were strong ARVs with solid comps and professional presentations. But I also had a lender pass on a deal last month because the neighborhood was soft on comparable sales.

The real variable is your track record and the strength of your presentation. A new investor without flips done? Expect 70-75% LTV and 21-28 day closes, probably at 11-12% interest. Someone who's closed 10+ deals? You've got options, even in the tighter market. Lenders are getting pickier about borrower reliability, not just deal quality.

The Florida and Southeast market is probably stronger than other regions right now because there's still migration and rental demand. But even there, the margin is thinner. Have you already got a private lender relationship, or are you still sourcing your first flip?

Bo Smith · Answer

The numbers are softer now than they were 18 months ago, but experienced flippers with clean deals are still getting funded. I just closed two flips with 80-85% LTV, 14-day closes, at 10% interest on one and 11% on the other. Both were strong ARVs with solid comps and professional presentations. But I also had a lender pass on a deal last month because the neighborhood was soft on comparable sales.

The real variable is your track record and the strength of your presentation. A new investor without flips done? Expect 70-75% LTV and 21-28 day closes, probably at 11-12% interest. Someone who's closed 10+ deals? You've got options, even in the tighter market. Lenders are getting pickier about borrower reliability, not just deal quality.

The Florida and Southeast market is probably stronger than other regions right now because there's still migration and rental demand. But even there, the margin is thinner. Have you already got a private lender relationship, or are you still sourcing your first flip?

Michael Wyatt · Answer

@Richard Summers myself in the Midwest, but I am doing lots of loans in the southeast.  If strong credit we can go up to 90% purchase (with 100 rehab) even with no experience.  Not great credit can still get up to 90% total LTC with experience and showing cash reserves.  Florida as a whole has cooled off a bit recently.  Flippers having a tough time with DOM and either selling below ARV projection or refi-ing.

Active flippers, what private money LTVs and timelines are you actually getting?

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