Flip Funding Review 2023

We explore the costs, requirements, and uses of Flip Funding’s real estate investment loans.
Best hard money lender
Flip Funding
  • con
    Starting at 7.5% interest
  • pro
    Many types of real estate loans
  • pro
    Low starting rates
  • pro
    Fast closing times
  • con
    Very few customer reviews

Data as of 12/19/22. Offers and availability may vary by location and are subject to change.

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Whether you’re just dipping your toes into flipping houses or you’re a seasoned real estate investor, Flip Funding has hard money loans and other real estate loans for you. But should you go to this private lender for investment capital? Or fund your potential property somewhere else?

In most cases, stick with Flip Funding. It’s our favorite hard-money lender, thanks to its wide variety of loan options, competitive interest rates, and fast closing times.

Sure, we’re a little concerned by the lack of customer reviews, and we wish Flip Funding operated in all states. But as you’ll see in this Flip Funding review, Flip Funding is a solid lender for real estate investing needs.

pro Many types of real estate loans
pro Competitive interest rates
pro Closing times of 2 weeks or less
con Very few customer reviews
con No lending in AZ, ND, NV, or SD
con Down payments on most loans

Table of contents

Flip Funding products and pricing

Flip Funding focuses entirely on commercial real estate loans (instead of general working capital loans). These aren’t the commercial mortgages you’d find from a traditional lender (like a bank), though.

Unlike banks that offer one or two real estate loans for owner-occupied real estate, Flip Funding offers several loan options for real estate investors―from construction loans for new projects to fix-and-flip loans for rehab projects to rental loans for long-term investments.

So let’s break down Flip Funding’s various hard-money loan options.

Compare Flip Funding products and pricing

Min./max. loan amount
Lowest listed rate
Repayment terms
Get a loan
Fix and flip$150,000/$50 million9.99% interest12–24 mos.
Bridge loans$150,000/$50 million9.99% interestUp to 24 mos.
New construction$150,000/$50 million9.99% interest12–24 mos.
Multi-family/mixed use$250,000/$10 million7.99% interest12-36 mos.
Rental$150,000/$100 million7.5% interest5–30 yrs.
Commercial$250,000/$100 million8.99% interest1–30 yrs.

Data as of 12/19/22. Offers and availability may vary by location and are subject to change.

For investors interested in flipping houses or other property, Flip Funding has fix-and-flip loans. As the name suggests, you use these to buy, fix up, and then flip a property by either selling or refinancing. You can get up to 100% LTV (loan-to-value) and 75% ARV (after-repair value) on these flip loans.

You can use Flip Funding’s bridge loans are short-term loans designed for buying or refinancing real estate investments. Like any bridge loan, you’ll want to have a plan to either refinance with a conventional mortgage or pay off your loan quickly. Flip Funding offers up to 80% LTV on its bridge loans.

Both Flip Funding flip loans and bridge loans can close within 10 days―meaning you can move quickly to snap up your next investment property.

Builders can also get new construction loans to pay for property and construction expenses. Flip Funding offers up to 90% funding for lot costs and up to 100% funding of construction costs.

Flip Funding construction loans take a little longer to close―two weeks, generally―but they’re still short-term loans designed for a quick turnaround. Once you complete construction, you’ll want to refinance with a conventional real estate loan. 

Flip Funding credit requirements

Flip Funding accepts a 600 credit score for most of its loans. Its commercial loans, however, require a 650 credit score, and its long-term rental loans require a 680.

Flip Funding also has loans for specific types of real estate, like its multi-family/mixed-use loans. You can use these loans to buy or refinance properties with anywhere from 5 to 300 units. Flip Funding offers up to 80% LTV on these.

Then you have rental loans. While Flip Funding has mostly short-term loans designed for quick exits, its rental loans offer terms from 5 to 30 years―perfect for holding onto long-term real estate investments. You can get very competitive interest rates on these rental loans, but you’ll need a DSCR ratio of at least 1.10 to qualify. 

Finally, Flip Funding offers commercial loans for all kinds of commercial real estate. In fact, Flip Funding says you can use these for pretty much anything except residential property you live in. Flip Funding offers up to 75% LTV on its commercial loans.

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Flip Funding features

Now that we’ve shown you Flip Funding’s different loan options, let’s talk about some of the things we like most about this private lender.

For starters, we have to point out Flip Funding’s interest rates. Its rates on commercial loans and rental loans can compete with commercial real estate loan rates from even traditional lenders. And while the interest rates on its short-term hard-money loan options skew a bit higher, they’re still very competitive when compared to other hard-money lenders.

Another way Flip Funding can save you money? It has no prepayment penalties. That’s great news, since hard-money loans like the ones Flip Funding offers are designed for short-term investment opportunities (like flipping houses). You generally want to refinance quickly and pay off your hard-money loan―and with Flip Funding, you won’t pay extra to do so.

We also like Flip Funding’s fast closing times. According to its website, Flip Funding closes on most loans in two weeks’ time or less. In some cases, you can close in as few as seven days.  That way, you’ll never miss out on a great investment opportunity because of a slow closing.

Flip Funding vs. the competition

We’ve found plenty to like about Flip Funding. But how does it compare to other financing options out there?

In the table below, you can see how Flip Funding stacks up against some other popular hard-money lenders.

Compare Flip Funding vs. competitors

Min./max. loan amount
Lowest listed rate
Min. credit score
Get a loan
$150,000/$100 million7.5% interest650
$20,000/$100 millionUnlistedUnlisted
$75,000/$1 million5.5% interest600
$50,000/$3 million5.75% interestUnlisted
$50,000/$5 million9% interestUnlisted

Data as of 12/19/22. Offers and availability may vary by location and are subject to change.

You can see those competitive interest rates we talked about. Flip Funding has lower starting interest rates than other hard-money lenders and private lenders. Even its more expensive loan options (like flip loans and bridge loans) start at lower rates than Residential Capital Partners, for example.

Flip Funding also offers larger loan amounts than most other lenders, making it great for all kinds of investment opportunities. That said, Flip Funding may not be the best lender for all real estate investing―for more expensive investments, you may want a lender like CoreVest that has even larger loan amounts.

On the whole, though, we like Flip Funding enough to call it our favorite hard-money lender.

Flip Funding drawbacks

That doesn’t mean Flip Funding is perfect, though. It does have some downsides we’d like to bring up.

Customer reviews

Our biggest concern about Flip Funding? The lack of customer reviews. We always like to look to business owners and their opinions―but in this case we can’t. You just can’t find many borrower reviews.

Even its Facebook profile is filled with fake reviews for another company entirely. We only saw two or three reviews that might actually be from borrowers. While positive, they were pretty light on the details.

Put simply, we’d like to see more positive, detailed reviews from investors that use Flip Funding. At the same time, it’s probably a good sign that we haven’t found any long, angry reviews about this lender.

Down payment

Another potential issue? Flip Funding requires down payments on most loans. Some borrowers may qualify for 100% financing on fix-and-flip loans, but you should usually expect to pay between 10% to 20% as a down payment.

That’s not unusual. Other lenders have similar requirements. But that down payment requirement can still be hard for many new real estate investors.

So while we wouldn’t call Flip Funding’s down payments a dealbreaker (not by a long shot), they can be a roadblock for some investors.

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Prohibited states

Our final concern comes down to Flip Funding’s lending area. While Flip Funding does offer loans in most states, it doesn’t serve investors in Arizona, Nevada, North Dakota, or South Dakota.

Again, we wouldn’t say that’s a huge issue. But it is a bummer, and we wish investors in Arizona, Nevada, and the Dakotas could take advantage of Flip Funding’s real estate investing financing.

The takeaway

Flip Funding has loans for all kinds of real estate investment projects―from short-term fix-and-flip projects to long-term rental holdings.

All its loans come with competitive interest rates and fast closing times, making Flip Funding one of our favorite real estate lenders.

That said, we do want to caution you that Flip Funding doesn’t have many borrower reviews. Plus, Flip Funding doesn’t operate in all 50 states, and it requires down payments on most loans.

If you’re fine with those details, though, Flip Funding could be a great lender for your next investment project.

Make sure you can afford your Flip Funding loan by running the numbers in our commercial loan calculator.

Related reading

Flip Funding FAQ

Yes, Flip Funding is a legitimate lender. It’s funded more than $500 million in real estate investment loans.1

Flip financing refers to short-term loans used for flipping houses and other real estate. In other words, you use a flip loan to buy a property, renovate it, and then either sell it at a profit or refinance to a lower-cost mortgage.

What is the 70% rule in house flipping?

The 70% rule says that, when flipping houses, you should keep your purchase budget to 70% of a house’s after-repair value―minus any renovation costs.

So if, for example, you think a property will be worth $200,000 after $30,000 in renovations, you shouldn’t pay more than $119,000 for the property―70% of the post-rehab value, minus renovation costs. 


At Business.org, our research is meant to offer general product and service recommendations. We don't guarantee that our suggestions will work best for each individual or business, so consider your unique needs when choosing products and services.


  1. Flip Funding, “About Us.” Accessed December 19, 2022.
Chloe Goodshore
Written by
Chloe Goodshore
Chloe covers business financing and loans for Business.org. She has worked with many small businesses over the past 10 years, from video game stores to law firms. Those years watching frustrated business owners try to sift through their many options gave her a passion for breaking down complex business topics. She wants to help business owners spend less time agonizing over their businesses so they can spend more time running them.
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