Fix & flip90% of the price + 100% of the rehab
- Up to 75% of the after-repair value
- $50K to $3M, 12 months, interest only
- No prepayment penalty
- First flip welcome
Lending in Texas, Florida and 36 more states
Private money for flips, builds and rentals.
Fix and flip, new construction, bridge and 30-year rental loans for real estate investors. Clear terms up front, and draws that keep your project moving.
90%of the purchase price
100%of the rehab budget
$3Mmaximum loan
About a minute. No account, no Social Security number and no credit pull at this step. Business-purpose loans on investment property you don’t live in. By sending the form you agree that we may call you about this request.
Have your numbers ready? Check your deal in detail
Loan programs
One lender for the whole life of a property
Buy it and fix it, build it from the ground up, hold it while you sell, or keep it as a rental.
Fix & flip
New constructionUp to 85% of the total project cost
- Up to 75% of the lot and 100% of the build
- Up to 70% of the finished value
- 12 to 24 months, interest only
- For builders with a finished ground-up project
BridgeUp to 70% of the property’s value
- For a finished property you plan to sell or refinance
- Purchase or refinance
- $50K to $3M, 12 months
Rental (DSCR)Up to 80% of the value, for 30 years
- Qualifies on the property’s rent, not your personal income
- Purchase or refinance, cash-out up to 75%
- $75K to $2M
Why investors borrow here
Lending built for the way investors work
We look at the deal
Each loan is reviewed on the property, the scope of work and your plan for it.
Clear terms up front
The leverage, the costs and the conditions in writing, before you order an appraisal.
One deal, more than one path
Your deal is checked against more than one loan program. If one path changes, you don’t start over.
Draws that keep work moving
Rehab and construction money is released as each stage of work is finished.
Interest on what you use
On loans of $100,000 and up, interest is charged only on the funds already drawn.
From a flip to a rental
Fix it with a short-term loan. Decide to keep it? Refinance into a 30-year rental loan with the same lender.
How it works
From a deal to a closing in four steps
- 1
Tell us about the deal
Loan type, state, your name and phone. It takes about a minute.
- 2
Get terms in writing
A soft credit check, then a term sheet with the leverage and the costs.
- 3
Appraisal and underwriting
Appraisal, title, insurance and your company documents.
- 4
Close and start work
Funds go to escrow at closing. Rehab and construction money comes out in draws.
Where we lend
Texas and Florida first. Then 36 more states.
Texas
Fix and flip, new construction, bridge and rental loans across the state: Dallas–Fort Worth, Houston, Austin, San Antonio and beyond.
Get terms in TexasFlorida
Rental loans statewide. Fix and flip, bridge and construction loans in Florida are for investors with finished projects behind them.
Get terms in FloridaSomewhere else? Choose your state in the form and we will confirm what is available there.
The name
Ingot + stone. Capital on a solid foundation.
Two lasting materials and one belief: real estate capital should rest on something solid.
The name is a philosophy. It is not a claim that loans are backed by gold or free of risk.
Partners
Work with INGOTSTONE
Brokers
Bring us your investor clients’ fix and flip, construction, bridge and rental deals.
Call 515-51-STONECapital partners
For lenders and capital providers who want to fund business-purpose loans to investors.
Call 515-51-STONEQuestions
What borrowers ask first
What is a hard money loan?
A short-term loan secured by investment property. The decision rests on the deal itself (the price, the rehab budget and the value after repairs) and on your experience, not on your personal income.
How much can I borrow?
On a fix and flip, up to 90% of the purchase price and 100% of the rehab, capped at 75% of the after-repair value. On new construction, up to 85% of the total cost. On a bridge loan, up to 70% of the value. On a rental, up to 80%. Loans run from $50K to $3M ($75K to $2M on rentals).
Do I need experience?
Not for a first flip: with credit of 680 or higher the loan covers 75% of the price, and up to 90% with 740 or higher. Construction loans are for builders who have finished a ground-up project. Rental loans have no experience requirement.
Do you check my credit?
Yes, with a soft pull that does not change your score. Programs start at 660, or 680 on a first flip and on new construction.
Do I need an LLC?
Yes. Loans are made to a company (an LLC or a corporation), for business purposes, on property you will not live in.
What are your rates?
The rate depends on the leverage, your credit and your experience. You get it in writing with your terms, before you pay for an appraisal.
Which states do you lend in?
Texas, Florida and 36 more states. Choose your state in the form and we will confirm what is available there.
Have a deal? Get your terms in writing.
Tell us the loan type and the state. We will call you back with numbers.