Are you the lender?
No. fixandflip.broker is a broker / investor loan desk. We package and shop business-purpose fix-and-flip files to capital sources. We do not fund loans.
Is this a commitment to lend?
No. Nothing on this site is a commitment to lend, a credit decision, or a lock. Those sit with the capital source.
Can I use this for a primary residence?
No. This desk is business-purpose / non-owner-occupied only. No owner-occupied files.
What happens on the 30-minute call?
We review the deal, the rehab, the ARV, and the retail exit, and whether a fix-and-flip program we can broker is even in range. If it is, we list the next documents.
Does the calculator decide anything?
No. It estimates a dual-cap loan (min of LTC and LTARV), IO carry, cash in, net profit, and ROI. Rate, points, and caps are your assumptions — not GI quotes. It is not a credit decision.
Do you publish rates or points here?
No. Pricing is deal-specific and set by the capital source, not by a page on this site. Calculator chips are educational defaults you can edit.
What is your license number?
GI Realty LLC, a California Real Estate Broker — CA DRE Lic# 01311868
How is the loan amount estimated?
Loan = the lesser of project cost × LTC and ARV × LTARV. Project cost is purchase plus rehab (and optional contingency). If you leave ARV blank, only the LTC cap applies. Run it on /calculator.
How do you get net profit and ROI?
Net profit is sale price (ARV) minus selling costs, project cost, points, and interest-only carry over the hold. ROI is net profit ÷ cash in (equity gap plus points). Estimates only.
What is MAO_70?
An educational heuristic: ARV × 0.70 − rehab. It is not a bid, a quote, or GI policy. Many operators still underwrite tighter after carry and sell costs.
What are typical LTC and LTARV ranges?
Educational chips on the calculator use LTC about 75–90% and LTARV about 65–75%, with terms of 6–18 months and 1–4 points. Those are assumptions you can edit — not GI policy or a quote.
Can the loan close in an LLC?
Often yes on business-purpose investor files. Vesting, the operating agreement, EIN, and who can sign have to match. We are not your formation attorney.
Is this the same as hard money, bridge, or a rehab loan?
Fix-and-flip is acquisition plus rehab with a wholesale-to-retail sale. Hard-money and bridge files live on hardmoney.broker and bridgeloans.broker. Rehab loans are a related structure on the same GI Realty desk — they can share calculator modes later. We do not invent an unfinished spoke here. Long-term rent-coverage files go to dscr.broker.
What should I bring to the call?
Address, purchase, rehab budget, ARV, entity vs. personal vest, and the retail exit. Enough to desk — not a full credit package.
Common objections
These are the ones we hear on the desk. Direct answers. Not a credit decision.
I need this for a house I will live in.
Then this is the wrong desk. Business-purpose / non-owner-occupied only. We do not desk primary residences or consumer mortgages.
Just tell me you will fund it.
We will not. We broker the file. Credit decisions and funding sit with the capital source. Nothing on this site is a commitment to lend.
I buy in an LLC and flip to a retail buyer.
That is a normal fix-and-flip story. The stall is a mismatch: property in the LLC, borrower talking as if it is personal, or an operating agreement that does not name the people who will sign.
The calculator cash-in or profit looks thin.
That is a worksheet, not a decline. The tighter of LTC and LTARV binds the loan. Points plus IO over the hold are the carry. MAO_70 is a heuristic, not a bid. Book the call if you want the file mapped.
Just tell me the rate and points.
We do not publish rates or points here. Pricing is set by the capital source on a specific file. Calculator fields are your estimates — not a quote from this desk.
I already have a rental I want to keep long-term.
If the hold is a DSCR / rent-coverage story, use dscr.broker. If you need short-term capital until a retail sale, this desk can look at it as business-purpose fix-and-flip.
I am on my first deal.
First deal vs. tenth deal changes overlays, not the occupancy rule. We will say if experience is likely to bind. A web form does not decide that.