• Direct Private Lender · Term Sheets in 1 Hour
No appraisal. No waiting.
Closed in a week.
H-Town, this is how investors get funded. Skip the appraisal wait. No bank statements. No minimum credit score. Rates from 8.75%, closings in as fast as a week. Over $1 billion funded for investors since 2013 — and your term sheet is 1 hour away.
No hard credit pull to get a quote. No obligation. Real numbers from a real lender.
$1B+
Loans Funded
Since 2013
Voted #1 Lender
By Benzinga
2023-2026
Nationwide
Coast to Coast
Rural & Urban OK
7-10 Days
To Close
Not Weeks
• The Fix & Flip Program
Terms built for the deal, not the paperwork.
Auctions don't wait. Wholesalers don't wait. Sellers with three backup offers don't wait. Every term below exists for one reason: to get you to the closing table before your competition finds the deal.
Every Borrower
The Core Terms
The numbers that matter, up front - because a lender that hides its terms is telling you something.
Rates as low as 8.75%
Up to 75% of ARV
Closings as fast as 1 week
No minimum credit score
Speed & Cash Flow
Keep Your Cash Moving
The features that protect your margin and your momentum while the project runs.
No-appraisal option: skip the wait and the fee
No monthly payments during the project
Rural properties OK
Purchase + rehab in one loan
5+ Deals Done
Experienced Investor Tiers
Done this before? Your track record buys you more leverage and faster money.
Advanced draws: 5+ deals in past 36 months
Up to 100% loan-to-cost for direct borrowers
100% LTC tier: 5+ projects + 720 credit
Repeat borrower pricing
• The Profitable Pairing Process
We don't just fund deals.
We pair them with the right money
Most lenders sell you whatever product is on the shelf. We do the opposite: we start with your deal, your exit, and your numbers; then pair the project with the loan structure that protects your profit. That's the Profitable Pairing Process, and it's why investors close their second and tenth deals with us, not just their first.
01
Deal Review, Investor to Investor
Send us the address and your numbers. We pressure-test the purchase, budget, and ARV like partners, not paper-pushers, and flag anything that threatens your margin before you're committed.
Step 1 of 3 →
02
Pair the Deal With the Right Loan
Rehab, ground-up, or DSCR: we match structure, leverage, and term to your exit strategy so the financing adds to your profit instead of eating it. You get a real term sheet within 24 hours.
Step 2 of 3 →
03
Close in Days. Fund the Next One.
Clear conditions, fast draws, no surprise re-trades at the closing table. Then we help you roll the win into the next deal; flip the profit, pair the rental with a DSCR loan, repeat.
Step 3 of 3 →
• Speed
Every day you wait costs you money.
Holding costs, lost deals, crews standing around. Speed isn't a luxury in this business; it's margin. Here's what your timeline looks like with us versus a bank:
• Flip Funding
Avg 7 - 10 Days
• Traditional Bank
30+ Days (If They Say Yes)
The True Cost of Bank Delays
A 30+ day closing delay on a $350k flip averages $6,800 in unnecessary debt carry, property taxes, and idle contractor fees.
Why Investors Switch
The lender other lenders quote against.
Every feature below exists because we've been on your side of the closing table. This is what standing out actually looks like — in terms, not slogans.
DIRECT LENDER
No middleman, no markup, no waiting on someone else's committee. The people reviewing your deal are the people funding it.
Term sheet in 1 hour
Real numbers on your actual deal: rate, leverage, term, costs — one hour after you ask. Not a rate sheet. A commitment to review.
No-appraisal option
Skip the fee, the wait, and the low appraisal that kills a live deal at the finish line.
No monthly payments
Your cash goes into the project, not debt service. Carry the deal without bleeding.
No minimum credit on flips
We underwrite the deal, not just the borrower. Strong deals get funded.
Up to 100% LTC for proven operators
5+ completed projects and 720+ credit puts almost none of your cash in the deal.
First builds welcome
Rehab or Construction funding where your contractor's track record qualifies the deal — the program almost nobody else runs.
No BAIT & SWITCH
The rate on your term sheet is the rate at closing. Ask any borrower who's been burned elsewhere why this line matters.
* Terms and parameters are matched individually via the Profitable Pairing Process™
• Competitive Rates
Aggressive rates. Zero games.
Thirteen years and a billion dollars funded means institutional-level pricing; passed straight through to you. The rate on your term sheet is the rate you close with. No bait, switch, and excuses later..
Loan Pricing
From 8.75%
Interest-only · no monthly payments option
Max Leverage
Up to 75% ARV
Up to 100% LTC for qualified direct borrowers
Closing Clock
1 Week
Closings as fast as 7 days · no-appraisal option
Rates and leverage vary by experience, credit, property type, and deal profile. 100% LTC available to direct borrowers with 5+ completed projects in the past 3 years and 720+ credit. Get an exact quote on your specific deal in 1 hour, no credit pull required.
• Every Strategy Covered
One lender for your entire portfolio.
Today it's a flip. Next quarter it's a rental refi, a bridge, or your first ground-up build. We built a full lending shelf so you never have to start over with a stranger; the Profitable Pairing Process just matches your next deal to its money.
Fix & Flip
Purchase + rehab, rates from 8.75%, closings in as fast as a week.
Rates from 8.99% · Up to 75% ARV
Ground-Up Construction
Up to 90% LTC — first-time builders welcome.
Up to 90% LTC · Contractor experience counts
DSCR Rental
30-year money that qualifies on rent, not tax returns.
No DTI required · 30-year fixed / ARM
Bridge
Fast capital that buys you time, position, or both.
Close in 5-7 days · Flexible exit options
Multifamily (5+)
& Mixed-Use (2+)
Small-balance financing for buildings with more doors.
5 to 50+ units · Value-add & stabilized
Small-Balance Commercial
Investor-grade commercial without big-bank friction.
$250k - $5M+ · Retail, Industrial, Office, Auto, and more.
One conversation covers all of it. Tell us the deal, we get you the money.
Who You're Partnering With
The biggest lender you've never heard of.
Fair question: if we've funded over a billion dollars, why isn't the name familiar? Because since 2013 the budget went into funding deals, not buying ads.
Flip Funding is a direct private lender founded by a real estate investor who's been buying since 2009, which means your deal gets reviewed by people who've carried a rehab budget, argued an ARV, and sweated a closing date themselves.
Over $1 billion funded, lending in 41 of 50 states (No AZ, CA, NV, MN, ID, OR, UT, ND, SD) and a repeat-borrower base that treats us like a capital partner, not a vendor. That's the whole pitch: we'd rather be the best lender you work with than the loudest one you've heard of.
Get Your Quote
Your next deal, priced in 1 hour.
$1B+ funded for investors like you since 2013
Exact rate, leverage, and terms on your deal — not a generic rate sheet
No credit pull (Until you commit), no obligation, no runaround
Talk to a real underwriter who invests in real estate too
Copyright © 2026 Flip Dallas. All Rights Reserved.
TRANSFORMING THE PRIVATE LENDING EXPERIENCE THROUGH SPEED, TRANSPARENCY, AND CREATIVE STRUCTURE. WE EMPOWER PROFESSIONAL BROKERS TO CLOSE MORE COMPLEX DEALS.