Investor financing
Fix and flip loans
For investors buying a property to renovate and sell or refinance, not to occupy as a home.
Rockhouse Mortgage compares short-term acquisition and rehab programs for investment properties in Virginia and additional investor states.
Outside Virginia, Rockhouse Mortgage arranges business-purpose loans on non-owner-occupied investment property only.
How it works
A fix-and-flip loan is typically a short-term facility used to purchase a property and fund the renovation. The exit is usually a sale or a refinance into a longer-term rental loan.
Programs may finance up to 90% of the purchase price and up to 100% of rehab costs, subject to after-repair value limits. Terms run up to 12-24 months depending on the program.
Qualification is generally based on the deal and your experience, not your tax returns. Rockhouse Mortgage compares wholesale lenders rather than originating a single in-house hard-money product.
What lenders look at
- Experience with similar rehab projects
- Scope of work, budget, and contractor plan
- After-repair value support
- Credit profile and liquidity for overruns
- Exit strategy — sale or refinance
Eligible properties
- 1-4 unit residential investment properties being renovated
- Properties that will not be occupied by the borrower as a primary residence or second home
Closings and approvals
Closings are built around your contract timeline. Approvals are experience-based and depend on a complete file — scope of work, experience, and property details.
There is no single closing-day promise that applies to every flip.
Want help comparing programs?
Rockhouse Mortgage compares wholesale lender programs for the scenario in front of us. Start with a call or an online application.
Frequently asked questions
Can you finance both the purchase and the rehab?
Many programs can include purchase and rehab in one facility, up to 90% of purchase price and up to 100% of rehab costs, subject to after-repair value limits.
How long are these loans?
Terms run up to 12-24 months depending on the program and the rehab plan.
Do I need tax returns?
Fix-and-flip programs generally qualify on the deal and your experience, not your tax returns. Some lenders may still request additional documentation.
What if I decide to hold the property as a rental?
A DSCR refinance or another take-out loan can be the exit. Seasoning, completed work, and current value affect that second step.
Is this available outside Virginia?
Fix-and-flip loans are business-purpose investment financing and may be available in West Virginia, Maryland, North Carolina, South Carolina, Pennsylvania, and Georgia, as well as Virginia. We do not offer owner-occupied loans outside Virginia.
Walk through a flip or BRRRR file
Bring the contract, rehab budget, and your experience. We can compare purchase-rehab structures before you are on the clock.
703-999-0903Loan programs, rates, fees, terms, and eligibility requirements are subject to change without notice. All loans are subject to credit, income, asset, property, and underwriting approval. This information is for educational purposes only and is not a commitment to lend.
Rockhouse Mortgage, LLC · NMLS #2469785 · Harry Hager, NMLS #647108 · Licensed by the Virginia Bureau of Financial Institutions · Outside Virginia, business-purpose investment property loans only · Equal Housing Opportunity