FIX & FLIP LOANS FOR INVESTORS

In most cases, no, an open line of credit from Dominion Financial will not appear on your personal credit report. This means it won’t impact your credit utilization or debt-to-income ratios when applying for other loans, helping you maintain a cleaner credit profile as you scale your portfolio.

The only exception would be if a judgment or collection action were pursued due to non-payment. As long as payments are made as agreed, the line of credit remains off your report – one of several investor-friendly features designed to support your growth without limiting your financing flexibility.

No. Hard money loans are commercial loans, which means they are business to business. We, by law, cannot lend on personal, homeowner-occupied properties.

No. You can repay the hard money loan prior to its maturity date with absolutely no additional fee for prepayment.

A HELOC can be a useful funding source, especially if you’re looking to self-finance smaller deals. But like any financing tool, it comes with tradeoffs.

Using a HELOC means you’re leveraging the equity in your personal residence. If the deal doesn’t go as planned and you can’t repay the balance, your home – and your credit – could be at risk. Even if things don’t go that far, missing payments can still impact your credit score. And if you fully utilize your line (say, maxing out a $100,000 HELOC) you’ll likely see a temporary drop in your FICO score, especially once your utilization crosses 50%.

By contrast, a dedicated fix-and-flip loan is structured for real estate investing. It won’t affect your personal credit utilization, doesn’t tie up your home equity, and can often fund up to 100% of the purchase and rehab costs. These loans close quickly, offer fast draw disbursements, and help you keep business and personal finances separate.

Many investors use their HELOCs as a backup funding option while relying on purpose-built fix & flip loans for scalability. This balanced approach offers flexibility without overexposing your personal assets.

Getting started is straightforward. You’ll need a short application, a valid form of ID (such as a driver’s license or passport), proof of funds showing at least $30,000 in reserves, and authorization for a credit check, generally requiring a minimum score of 680 or higher. If you’re applying under an LLC or business entity, we’ll also need your entity documents.

The process is intentionally streamlined. We don’t require appraisals, tax returns, pay stubs, or other traditional financial paperwork. Once your application and documents are submitted, you can get pre-approved, even before finding a deal. When you’re ready, just send us the property details and we can close in as little as 48 hours.

For active investors, pre-approval also comes with proof of funds letters that can be updated every 60 days, helping you move quickly and compete like a cash buyer.

We’ll lend up to 100% of the purchase price and 100% of the rehab.

This is much more than most HML’s will lend.

Closing costs vary across the county, so check with your local investor friendly title attorney for typical closing fee

As a matter of standard operating procedure, all lenders require a clear marketable title prior to loan approval. This protects our investment and it also protects you. Contact your local investor-friendly title company or title attorney. They should be able to provide you with a list of fees that are associated with the title.

No. You are only limited by the amount of the Investor Line of Credit for which we’ll approve you. That number can change as your income or financial situation changes.