Fix & Flip Bridge financing
Buy it, fix it, flip it. We fund the middle.
Short-term, interest-only capital that carries a property from the closing table to the sale sign — up to 85% of the purchase price, 100% of your approved renovation budget, and draws funded in 24 to 48 hours.
No credit pull to get a number. No fee to apply.
A deal we would fund
- Purchase
- $340,000
- Rehab budget
- $85,000
- After-repair value
- $560,000
67% loan-to-ARV You bring $51,000
- 85%Of purchase price financed
- 100%Of your approved rehab
- 7 daysFastest closing to date
- 48hrTypical draw turnaround
What we fund
One loan structure. Three ways it ends.
Most of our borrowers use a bridge loan to flip. The same capital also takes down an auction buy, or renovates a property you have every intention of keeping. Pick the ending that matches your deal.
Buy, renovate, sell — financed end to end
The core product. We fund up to 85% of the purchase price at the closing table and hold your approved renovation budget in escrow, releasing it in draws as the work gets done. You pay interest only, and only on what you have actually drawn — so a slow start costs you time, not money. Exit by selling, whenever the punch list is finished.
- Up to 85% of purchase plus 100% of approved rehab
- 75% maximum loan-to-after-repair-value
- 12–24 month interest-only term, no prepayment penalty
- Draw requests funded in 24–48 hours
- First-time flippers judged on the deal, not the résumé
When the deal has to close before it needs a contractor
Not every bridge loan is a flip. Auction buys with a hard settlement date, off-market deals where the seller wants out in a week, a property that is perfectly fine as-is but will not qualify for conventional debt yet. Same short-term interest-only structure, no renovation holdback required, and the same underwriter either way.
- Closings in as little as 7 days
- Light renovation scope, or none at all
- Auction, off-market, and short-fuse contracts
- Refinance out into long-term debt on your schedule
Renovate it, then keep it
Same bridge loan, different ending. Renovate on short-term capital, get the property leased, then refinance into a Riva DSCR rental loan underwritten on the rent it produces rather than your tax returns. One lender across both halves of the deal, and diligence that carries straight over.
- Rehab on bridge, exit into a 30-year DSCR loan
- DSCR from 0.75x and up to 80% LTV on the refinance
- No W-2s, pay stubs, or personal income documents
- We already know the property — no second diligence file
Size your deal
Know your number before you offer.
Move the sliders. This is exactly how we size a Riva bridge loan — the lower of two tests, run against every deal that comes through the door.
Riva would fund
$374,000
- Total project cost
- $425,000
- Loan-to-cost
- 88.0%
- Loan-to-after-repair-value
- 66.8%
Within our box — the 85% of purchase plus 100% of rehab test sets your loan amount, comfortably under the 75% ARV cap.
Figures shown are illustrative and are not an offer, a quote, or a commitment to lend. Actual leverage is the lesser of the loan-to-cost and loan-to-ARV tests and is subject to appraisal or in-house valuation, credit approval, liquidity, experience, property type, and market. Advertised rates reflect the lowest rates offered to the most qualified borrowers.
How it works
From offer to payoff.
Four steps to the closing table, then one cycle that repeats until the renovation is done.
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Price it
Send the address, purchase price, rehab budget, and your ARV — or run the estimator. You get a number the same day, and there is no credit pull to find out.
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Term sheet in hand
We issue priced terms and a proof-of-funds letter you can attach to an offer, so you compete with the cash buyers instead of losing to them.
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Diligence and value
Entity documents, your scope of work, insurance, and title. We establish as-is value and ARV in house. No tax returns, no W-2s, no pay stubs.
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Close and fund
Purchase funds at the table in as little as seven days. Your renovation budget goes into escrow the same day, ready to draw against.
Then the draws begin
A cycle, not a queue
Your rehab budget is reimbursed against finished work. Each turn of the cycle takes 24 to 48 hours once the request is in.
- Finish a milestone Demo, rough-in, drywall — whatever the schedule says is next.
- Send the request Photos and invoices, straight from your phone.
- We inspect We confirm the work matches the scope we underwrote.
- Funded in 24–48 hrs Money moves. A stalled draw stalls a jobsite.
Repeat until the budget is spent — then sell, or refinance and keep it.
Why investors close with us
The rate is the easy part.
Every lender on your shortlist quotes a number. What separates them is whether the money shows up when the contract says it will.
A direct lender, not a broker
We price, underwrite, and service every loan ourselves, funded off our own balance sheet and through our credit fund. Nothing gets shopped, and there is no credit committee three states away to wait on.
How we fund our loansUnderwriting that reads a scope of work
Your renovation budget gets reviewed line by line by people who have run renovations, not scored by a model. If the numbers do not work you will hear it the same day, with the reason and with what would have to change.
Draws that actually move
Submit with photos and invoices, we inspect, and the money lands in 24 to 48 hours. Interest is charged only on what you have drawn, so an undrawn budget is not costing you anything.
An exit already lined up
Selling is not the only way out. Refinance into a Riva DSCR rental loan and keep the property, using diligence we have already done. First-time flippers are welcome on either path.
See rental loan termsQuestions
The things borrowers ask first.
A short-term, asset-based bridge loan used to buy and renovate a non-owner-occupied residential property for resale. It finances both the acquisition and the rehab budget, is interest-only during the term, and is repaid in full when you sell or refinance. It is underwritten to the property and the project rather than to your personal income.
ARV is the after-repair value — what the property is worth once the renovation is finished. Total loan proceeds are capped at 75% of ARV so there is real equity sitting between the loan and the resale price. That cushion protects you from an over-levered project as much as it protects us, and it is the test that most often sets your final loan amount on a deal with a big rehab budget.
Typically 15% of the purchase price, plus closing costs and an interest reserve. The renovation budget is financed at 100%, but it is reimbursed through draws — so you carry each stage of work until it is finished and inspected. Plan your liquidity around the largest single draw, not the total budget.
Your approved rehab budget is held in escrow at closing and released against completed work. Finish a milestone, submit the request with photos and invoices, we inspect to confirm it matches the scope we underwrote, and funds are released — typically within 24 to 48 hours. Repeat until the budget is spent. The final draw releases when the project is complete.
As little as seven days when title, insurance, and entity documents are ready to go. Two weeks is the more common timeline for a first loan with us, because the entity and track record are new to our file. We will give you an honest closing date up front rather than an optimistic one you have to renegotiate with a seller later.
No. First-time flippers are welcome — we underwrite the deal, the scope of work, and your liquidity. Experience and credit affect your pricing and how much leverage you get rather than whether you qualify at all. A strong deal with a realistic budget beats a thin deal with a long résumé.
No. These are business-purpose, asset-based loans. We will ask for entity documents, bank statements showing liquidity, your line-item scope of work, the purchase contract, an insurance binder, and a track record if you have one — but not your personal income documentation.
There is no prepayment penalty — sell the day the punch list is done if you can. If the project runs past maturity, extensions are available for a fee, or the loan can be refinanced into a Riva DSCR rental loan if you decide to keep the property. Talk to us before you are late, not after.
Riva Lending originates business-purpose loans secured by non-owner-occupied real estate; we are not a consumer lender and do not lend on owner-occupied property. Nothing on this page constitutes a commitment to lend or an offer to extend credit. All loans are subject to credit approval, underwriting, valuation, title review, and execution of definitive loan documents. Rates, points, leverage, and terms vary by borrower credit, experience, liquidity, loan-to-cost, loan-to-ARV, property type, and market, and are subject to change without notice. Not available in all states.