Fix-and-Flip Loans Built Around the Renovation
Why Investors Choose Upright Lending
One dedicated team, application to payoff
You get named people who know your deals, your style, and your pipeline, reachable by call, text, or email. No call centers and no ticket queues. You never repeat yourself and you never get bounced around.
Draws funded in under two days
The clock starts when you open the request, not when an inspection clears. Submit in the Borrower Portal, complete a virtual inspection or we send someone out, and the wire goes out. No chasing, no crew standing around waiting on a lender.
Leverage that rewards your track record
Up to 92.5% of total cost and 75% of after-repair value. Interest reserve can be included in the cost basis, so your day-one cash in the deal goes down further. No prior experience required to get funded, and your leverage improves as you close projects with us.
Construction-forward underwriting
Our credit team reads your budget line by line for feasibility, scope integrity, and sequencing. Most private lenders underwrite the paper. We underwrite the project, which is why our terms hold from quote to close.
Incentives aligned with your outcome
Our internal comp is tied to how loans perform, not how fast we push paper. That is why our team pushes back on a thin budget instead of funding it and hoping. We do not make money when your project struggles. We want you to succeed.
Rates, terms, and requirements
Fix-and-Flip, New Construction & Bridge
Loan amounts
- $125,000 to $3,500,000
- Higher balances considered case by case
Loan terms
- 6 to 24 months, interest only
- No prepayment penalty
Leverage
- Up to 92.5% of total cost
- Up to 90% of purchase price
- Up to 75% of after-repair value
- Interest reserve can be included in the cost basis
Experience
- No prior experience required
- Tiers of 0 to 3, 4 to 7, and 8+ completed projects in the last 3 years.
- Your tier drives leverage, pricing, and structure
Renovation types
- Light rehab, cosmetic and non-structural
- Heavy rehab, major systems and structural
- Gut renovations
- Additions and use conversions, subject to feasibility
Property types
- Single family residences
- Townhomes
- Condos
- Small multifamily, up to 20 units
Credit, liquidity, and reserve requirements are covered in the FAQ below and confirmed on your term sheet. We look at the whole file, and exceptions are considered on a case-by-case basis.
Rate Disclosure: Rates shown are the lowest available as of August 2026, and are subject to change. Your rate depends on credit score, experience tier, leverage, property type, market, loan size and past business with Upright Lending. All loans are subject to credit approval, valuation, and program guidelines.
How it works
The Path to Funding
Renovation financing does not have to be complicated. You get real terms off a fast feasibility read, then we do the deep underwrite. No waiting on a full credit workup to find out whether the deal even works.
01
Share your deal
Complete an application in under 5 minutes. Once it is in, your Borrower Portal lists exactly which documents your project type needs, so you are never guessing at a checklist. Your team reviews everything with you, step by step.
02
Terms, delivered digitally
We run a fast feasibility read on your application data: after-repair value, budget, comps, and your track record. You get a transparent term sheet covering leverage, pricing, construction requirements, and draw mechanics. You know where you stand before anyone pulls a full file apart.
03
Empowered Diligence
Once terms are set, your dedicated branch, who understand your business & market, review the project line-by-line. Technology handles the heavy administrative lifting so our team can focus on supporting your deal, not creating roadblocks.
04
Closing, done quickly
Coordinated, predictable, and fast. We routinely close fix-and-flip loans in 7 days or less.
05
Digital draw management
Track budget and balances and open draw requests in the portal. We coordinate an in-person inspection or you complete a virtual one, and the wire follows in under two days from the request.
06
Complete the project and exit
Sell, refinance into a DSCR loan, or hold it in the portfolio. We support the exit and coordinate a clean payoff.
FAQs
Questions we get every week
Who qualifies for a fix-and-flip loan?
Real estate investors renovating residential property, from first-timers through high-volume operators. No prior experience is required. We look at the deal and the exit alongside your credit, and first-time borrowers get funded here every month. Experience moves your leverage and pricing as you build a track record with us, so your second deal prices better than your first.
What credit score do I need?
We generally look for a 680 or better, scored within the last 90 days, and a clean recent history on foreclosures, short sales, and bankruptcies. That said, this is a deal-first product. Strong equity, a strong track record, or a strong exit can carry a file that is light on credit, so bring us the scenario before you assume the answer.
How much of the purchase and rehab do you finance?
Up to 92.5% of total project cost and up to 90% of the purchase price, capped at 75% of after-repair value. Interest reserve can be included in the cost basis, which reduces the cash you bring on day one. No prior experience is required to qualify.
How much cash do I need to bring?
Plan on your down payment, a share of the rehab budget, and several months of carrying costs in verified liquidity, documented with recent bank statements. Your team confirms the exact figure with your term sheet once we see the deal.
What is the difference between light and heavy rehab?
Light rehab is cosmetic and non-structural work on a smaller budget. Heavy rehab covers major systems, structural work, use conversions, and significant additions. Heavy rehab carries different leverage and pricing, and your team will tell you which bucket your scope falls into before you go to contract.
How fast can you close?
7 days or less on a complete file. The clock starts when your scope, budget, entity documents, and valuation access are in the Borrower Portal, so the fastest closings are the ones where the file lands complete.
How do draws work?
Rehab funds are held back at closing and released against completed work. You open the draw request in the Borrower Portal and we handle the inspection, either in person or virtually where the scope allows. Funding typically wires in under two days from the moment you open the request, not from whenever an inspection clears.
What are the rates and terms?
6 to 24 month interest-only terms with rates starting at 8.375% and no prepayment penalty. Pricing is driven by experience tier, credit score, leverage, market, and whether the project is light or heavy rehab.
Do you require a personal guarantee?
Yes. We lend to entities, and the principals behind the entity sign personally.
What happens when the project is finished?
Most borrowers sell or refinance into a DSCR loan. We underwrite the takeout on the same platform, so the transition from renovation to long-term financing does not mean starting over with a new lender.
Don't have a deal yet?
Book a call and we will walk you through what we lend on, what it costs, and what we would want to see. Bring a deal you are considering and we will tell you straight whether we would do it.