Our fix and flip loan program is built to help real estate investors move fast and scale with confidence. With features like up to 100% financing for purchase and rehab, 48-hour closings, no appraisal required, and streamlined draw funding, Dominion Financial makes it easier to execute fix and flip projects in nearly every U.S. market. Available in: Alabama, Alaska, Arizona, Arkansas, Colorado, Connecticut, Delaware, Florida, Georgia, Hawaii, Illinois, Indiana, Iowa, Kansas, Kentucky, Louisiana, Maine, Maryland, Massachusetts, Michigan, Mississippi, Missouri, Nebraska, New Hampshire, New Jersey, New Mexico, New York, North Carolina, Ohio, Oklahoma, Pennsylvania, South Carolina, Tennessee, Texas, Vermont, Virginia, Washington, West Virginia, Wisconsin, and Wyoming.

In most cases, no, an open line of credit from Loan Factory will not appear on your personal credit report. This means it won’t impact your credit utilization or debt-to-income ratios when applying for other loans, helping you maintain a cleaner credit profile as you scale your portfolio. The only exception would be if a judgment or collection action were pursued due to non-payment. As long as payments are made as agreed, the line of credit remains off your report – one of several investor-friendly features designed to support your growth without limiting your financing flexibility.

No. Hard money loans are commercial loans, which means they are business to business. We, by law, cannot lend on personal, homeowner-occupied properties.

No. You can repay the hard money loan prior to its maturity date with absolutely no additional fee for prepayment.

A HELOC can be a useful funding source, especially if you’re looking to self-finance smaller deals. But like any financing tool, it comes with tradeoffs. Using a HELOC means you’re leveraging the equity in your personal residence. If the deal doesn’t go as planned and you can’t repay the balance, your home – and your credit – could be at risk. Even if things don’t go that far, missing payments can still impact your credit score. And if you fully utilize your line (say, maxing out a $100,000 HELOC) you’ll likely see a temporary drop in your FICO score, especially once your utilization crosses 50%. By contrast, a dedicated fix-and-flip loan is structured for real estate investing. It won’t affect your personal credit utilization, doesn’t tie up your home equity, and can often fund up to 100% of the purchase and rehab costs. These loans close quickly, offer fast draw disbursements, and help you keep business and personal finances separate. Many investors use their HELOCs as a backup funding option while relying on purpose-built fix & flip loans for scalability. This balanced approach offers flexibility without overexposing your personal assets.

Getting started is straightforward. You’ll need a short application, a valid form of ID (such as a driver’s license or passport), proof of funds showing at least $30,000 in reserves, and authorization for a credit check, generally requiring a minimum score of 680 or higher. If you’re applying under an LLC or business entity, we’ll also need your entity documents. The process is intentionally streamlined. We don’t require appraisals, tax returns, pay stubs, or other traditional financial paperwork. Once your application and documents are submitted, you can get pre-approved, even before finding a deal. When you’re ready, just send us the property details and we can close in as little as 48 hours. For active investors, pre-approval also comes with proof of funds letters that can be updated every 60 days, helping you move quickly and compete like a cash buyer.

We’ll lend up to 100% of the purchase price and 100% of the rehab. This is much more than most HML’s will lend. Closing costs vary across the county, so check with your local investor friendly title attorney for typical closing fees.

As a matter of standard operating procedure, all lenders require a clear marketable title prior to loan approval. This protects our investment and it also protects you. Contact your local investor-friendly title company or title attorney. They should be able to provide you with a list of fees that are associated with the title.

No. You are only limited by the amount of the Investor Line of Credit for which we’ll approve you. That number can change as your income or financial situation changes.

We primarily lend on single-family attached and detached houses. We also underwrite many loans for landlords as well – so feel free to bring us your single-family and multi-family rentals. Remember, our loans are short-term, 6 – 12 months. That means you’ll need to prove that you have a bank lined up to re-fi our loan.

No, our loans are not fully amortizing. Loan Factory's fix & flip loans are short-term bridge loans, structured with interest-only payments throughout the term. These loans typically range from 6 to 24 months and are designed to be paid off through a sale or refinance once the project is complete. There are no prepayment penalties, so you can pay off the loan at any time without additional cost.

LTC and ARV are both factors when determining your loan amount, but we will not calculate your loan based solely off of the purchase price of the property.

No. We believe in making the borrowing process as easy as possible. We are the most competitive lender in the country in terms of interest rate and points, but we also believe a borrower should have some amount of skin in the game.

Yes, we do offer loan extensions for fix & flip loans on a case-by-case basis. We understand that real estate projects don’t always follow the original timeline, and we’re flexible when it comes to supporting borrowers through delays. To be considered for an extension, you’ll need to demonstrate meaningful progress on the project. Approval is based on overall loan performance, and additional fees may apply. If you anticipate needing more time, it’s best to reach out before your loan matures.

If the house is your personal residence, the answer is “No.” If the house is an investment property, the answer is also more than likely, “No,” unless you have a significant amount of equity in that property or another investment property. We will, however, assist you with a short sale on the property.