How We Helped an Investor Close on a $250k Fix & Flip With Only $35k Out of Pocket

[Jackie Carmichael]

Just wanted to share a recent deal we funded for one of our clients to give newer investors an idea of what’s possible when the right financing structure is in place.

The Deal:

• Single-Family Fix & Flip in the Midwest

• Purchase Price: $250,000

• Rehab Budget: $50,000

• ARV: $375,000

The Funding Structure:

• Loan Covered: 90% of purchase + 100% of rehab

• Total Loan: $275,000 (capped at 75% of ARV)

• Term: 12 months, interest-only payments

• Closing Timeline: 10 business days

Client Cash to Close:

• 10% down on purchase = $25,000

• Closing costs + points ≈ $8,500

• Legal/Appraisal Fees ≈ $1,500

• Total ≈ $35,000 Out of Pocket

Monthly Carry:

• ~$2,520 interest-only payment (plus taxes/insurance)

Exit Projection:

• ARV: $375,000

• Loan Payoff: $275,000

• Selling Costs (~8%): $30,000

• Net Profit ≈ $55,000+

For this client, we made sure the financing aligned with their exit strategy so they could move quickly on the property and keep more capital free for future deals.

If you’re an investor looking for flips, rentals, or even multifamily deals, I’m happy to share how these programs work and what leverage looks like so you’re ready when the right deal comes along.

[Jaycee Greene]

Quote from @Jackie Carmichael:

Just wanted to share a recent deal we funded for one of our clients to give newer investors an idea of what’s possible when the right financing structure is in place.

The Deal:

• Single-Family Fix & Flip in the Midwest

• Purchase Price: $250,000

• Rehab Budget: $50,000

• ARV: $375,000

The Funding Structure:

• Loan Covered: 90% of purchase + 100% of rehab

• Total Loan: $275,000 (capped at 75% of ARV)

• Term: 12 months, interest-only payments

• Closing Timeline: 10 business days

Client Cash to Close:

• 10% down on purchase = $25,000

• Closing costs + points ≈ $8,500

• Legal/Appraisal Fees ≈ $1,500

• Total ≈ $35,000 Out of Pocket

Monthly Carry:

• ~$2,520 interest-only payment (plus taxes/insurance)

Exit Projection:

• ARV: $375,000

• Loan Payoff: $275,000

• Selling Costs (~8%): $30,000

• Net Profit ≈ $55,000+

For this client, we made sure the financing aligned with their exit strategy so they could move quickly on the property and keep more capital free for future deals.

If you’re an investor looking for flips, rentals, or even multifamily deals, I’m happy to share how these programs work and what leverage looks like so you’re ready when the right deal comes along.

Hey @Jackie Carmichael! 90% on the PP is a great deal! Looks like the interest rate was around 11%, is that right? Did the selling costs include any lender back-end fees? At 8%, that seems a little high. Also, did the whole project (rehab and sale) get done within 6 months?