FINANCE THE DEAL.
WIN THE OFFER.
Secure your pre-approved flip line with a capital partner who has structured thousands of Florida deals.
$1.5B+ Funded · 27 Years Experience · 5-10 Day Close · LLC Vesting
DECISION FRAMEWORK
IS A FIX & FLIP LOAN RIGHT FOR YOUR DEAL?
Matching capital to strategy is the foundation of a profitable project. Not every deal requires a heavy rehab structure, and choosing the wrong financing can erode your margins. Here is how we evaluate the fit before deploying capital.
GOOD-FIT SCENARIOS
- Heavy rehabs and structural conversions
- Cosmetic updates and additions
- Short-term turns (6 to 12 months)
WHEN BRIDGE FITS BETTER
Bridge capital provides rapid liquidity for stabilization. It is the ideal structure when you have minimal or no rehab requirements, need to close extremely fast to secure an asset, or must buy out a partner before securing permanent financing.
WHEN DSCR FITS BETTER
Debt Service Coverage Ratio (DSCR) loans are designed for long-term rental holds. They are best deployed on rent-ready properties with stabilized cash flow, allowing you to bypass personal income verification and underwrite purely on the asset's revenue.
DECISION FRAMEWORK
THE FOUR NUMBERS THAT DECIDE EVERY FLIP
Before the drywall is hung or the first tile is laid, the success of your project is already written in the math. We don't guess. We engineer margin through precision.
THE FOUR NUMBERS THAT DECIDE EVERY FLIP
EVALUATING THE DEAL
ARV & LTC: THE FOUNDATION
A successful Florida flip is anchored by two unshakeable metrics: After Repair Value (ARV) and Loan to Cost (LTC). We evaluate the finished asset's market potential against your initial capital basis. This analytical, transparent approach ensures your deal architecture makes sense before a single hammer swings.
ILLUSTRATIVE SCENARIO: BRADENTON
Purchase Price: ~$240,000
After Repair Value (ARV): ~$430,000
By benchmarking against local Gulf Coast comparable sales, we establish a robust ARV that dictates your maximum allowable LTC, strictly protecting your downside.
REHAB BUDGET & MARGIN MECHANICS
A realistic scope of work separates a profitable exit from a capital trap. We assess your rehab budget to verify it supports the targeted ARV without over-improving for the neighborhood. Margin mechanics involve stress-testing these numbers against market shifts and carrying costs.
THE CAPITAL BREAKDOWN
Rehab Budget: ~$85,000
Projected Margin: ~$105,000 (Gross before carry)
With $85k properly allocated for high-impact renovations, the spread between your all-in cost (~$325k) and the $430k ARV provides the structural margin required for funding approval.
DECISION FRAMEWORK
CAPITAL FOR EVERY STRATEGY
| FIX & FLIP | BRIDGE | DSCR | GROUND-UP | |
|---|---|---|---|---|
| Use Case | Purchase & rehab distressed properties for quick resale. | Fast capital to acquire, stabilize, or transition a property. | Long-term financing for stabilized rental properties based on cash flow. | Constructing new residential or multi-family properties from scratch. |
| Term | 12 - 24 Months | 12 - 24 Months | 30 Years | 12 - 24 Months |
| Qualification | Deal profitability (LTC/ARV) & investor track record. | Asset value & clear exit strategy. | Property cash flow (Rent vs Debt) & credit score. | Builder experience, project feasibility, & liquidity. |
| Exit Strategy | Sell or Refinance into DSCR. | Sell, Refinance, or Complete Rehab. | Hold for long-term cash flow. | Sell or Refinance into long-term debt. |
EVALUATION CRITERIA
WHAT MAKES A DEAL FUNDABLE
GREEN FLAGS (APPROVAL)
- Clean title and clear chain of ownership
- High margin with sufficient cushion for overruns
- Clear, well-researched exit plan (sell vs. rent)
- Realistic, line-itemed rehab timeline
- Strong comparable sales within a 1-mile radius
RED FLAGS (DECLINED)
- Severe structural issues requiring foundational work
- Low investor liquidity (insufficient reserves)
- Unrealistic ARV based on dissimilar comps
- Undocumented, non-licensed contractor bids
- Changing strategy mid-deal without a backup plan
PROOF OF FUNDS
FUNDING YOUR OFFER
In a competitive market, the highest offer doesn't always win—the most reliable one does. Stop losing deals to all-cash buyers. With a Lakewood Ranch Fix and Flip pre-approval and immediate Proof of Funds, you gain the leverage to write aggressive, short-close offers. Sellers frequently accept a slightly lower, guaranteed offer over a higher bid that might fall through at the closing table. Walk into every negotiation knowing your capital is locked, loaded, and ready to deploy.
Secure your Proof of Funds letter in as little as 24 hours.
2026 MARKET OUTLOOK
GULF COAST FLIP INTELLIGENCE 2026
PROTECTING YOUR CAPITAL
MISTAKES THAT KILL MARGIN
Even a perfect property can become a liability if the capital isn't structured correctly. Over 27 years, we've seen these four financing errors wipe out investor returns.
UNDERESTIMATING
REHAB COSTS
Budgets overrun. Failing to secure a contingency buffer within your initial loan forces you to seek expensive secondary capital mid-project.
MISSING INTEREST
RESERVES
Paying monthly interest out of pocket drains liquidity. A structured flip line builds interest reserves into the loan so your cash stays free for construction.
FLAWED EXIT
PLANNING
Relying purely on a quick retail sale without underwriting a DSCR rental exit leaves you exposed if the market shifts before completion.
DRAW SCHEDULE
DELAYS
Slow inspection and draw processes stall your contractors. Time is your biggest expense. You need a partner who releases funds in days, not weeks.
A CAPITAL PARTNER WHO'S STRUCTURED THE HARD DEALS
When you're funding high-stakes flip projects, you don't need a retail loan officer. You need a capital partner who understands construction draw schedules, after-repair value accuracy, and the exact nuances of the Florida market.
With nearly three decades in private lending, Scott Ward has structured the complex bridge, fix and flip, and ground-up deals that standard lenders decline. He brings a proven framework to evaluating your deal's margin, ensuring you have the leverage necessary to win the offer and the liquidity to complete the project.
Scott Ward: nationally renowned private lending authority, 27 years, $1.5B+ funded/originated, Certified Fund Manager, AAPL Education Board Member, 2024 AAPL Community Impact Award, co-author of Private Lender Perspectives, NMLS #1148813.
CLARITY BEFORE YOU COMMIT
INVESTOR QUESTIONS
How much cash do I actually need?
You typically need enough cash to cover 10-15% of the purchase price, closing costs, and potentially the first few months of interest. While we finance up to 100% of the rehab costs, having 'skin in the game' demonstrates commitment and financial stability.
Can I finance a property I already own (BRRRR/refi)?
Absolutely. If you own a property free and clear, or have significant equity, we can provide a cash-out refinance to fund your rehab or act as your down payment on the next flip. This is a core strategy for BRRRR investors.
Is purchase + rehab one loan?
Yes. We wrap both the property acquisition and the renovation budget into a single fix and flip loan. You have one closing, one set of documents, and one clear payoff amount when you sell or refinance.
What is an interest reserve?
An interest reserve is a built-in fund within your loan that covers your monthly interest payments. Instead of paying out of pocket during the rehab phase, the interest is drawn from this reserve, protecting your cash flow until the property sells.
Can I run multiple flips at once?
Yes, experienced investors can run concurrent projects. Once you establish a track record with us, we can structure a revolving line of credit or fund simultaneous individual loans, provided you have the crew capacity and liquidity.
What documents get me approved fastest?
A complete package accelerates everything. Have your LLC operating agreement, recent bank statements showing proof of funds, a detailed rehab budget, and an executed purchase contract ready. Clear documentation equals rapid capital deployment.
How do you determine ARV?
We use independent, local appraisers who specialize in 'subject-to-completion' valuations. They assess recent comparable sales (comps) in the exact neighborhood, factoring in the specific improvements detailed in your rehab scope of work.
What happens at the end of the term?
Most fix and flip loans are written for 9 to 12 months. Your exit strategy is typically selling the renovated property or refinancing into a long-term DSCR loan. If your project is delayed but progressing well, we often offer short-term extensions.
DIRECT ACCESS
TALK TO AN EXPERT
Every deal is unique. Connect with our team to discuss your specific numbers and structure the capital stack that maximizes your margin.
SECURE YOUR CAPITAL
READY TO FUND YOUR FLIP?
You have the deal. We have the capital. Submit your scenario now for a clear, actionable evaluation. No obligations—just terms you can close on.
Lakewood Ranch Fix and Flip operates in partnership with Lakewood Ranch Lending, a DBA of Novus Home Mortgage, a division of Ixonia Bank. NMLS #1148813. All loans are subject to credit and property approval. This is not a commitment to lend. Programs, rates, terms, and conditions are subject to change without notice. Equal Housing Lender.
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