Property Flip Loan

Direct Lender for Maryland Rehab Projects

Fix and Flip | Rehab-to-Rent | Bridge Loans | Acquisition Financing
Property Flip Loan is a small boutique private lending firm that lends its own money to residential real estate investors throughout Maryland. We are based in Annapolis and are comfortable lending in all parts of the state – Capital Region, Baltimore, Chesapeake Bay, etc. We are super fast with closings and rehab draw requests.

Direct Lender – We lend using our own money (one individual’s wealth)
No Hard Credit Checks
Super Fast Closing – after title work is completed
Standardized pricing – 12% plus 2 points
No prepayment penalties
No appraisals

Please note: We do not offer loans for owner-occupied homes, commercial properties, land or ground-up construction.

Property Geographic Area Details

Maryland only

Loan Amounts

$100,000 to $1,000,000

Interest Rates

12% to 12%

Loan Terms

1 months to 12 months

Origination Fees

2% to 2%

Lien Position

1st

What we do:

Residential & Multifamily property loans

Fix & Flip, Acquisition/Bridge loans

Loan-to-Cost up to 85%

Loan-to-Value up to 70%

What we don’t consider:

Owner Occupied Homes

100% Financing

2nd Position Loans

Rural Properties

Credit Check Required

yes

We take a soft look at credit, but it's not a deciding factor and we don't have a minimum score requirement.

Prepayment Penalty

Maximum Leverage

Purchase Short-Term (no Value-Add)

Max LTP Residential: 70%

Max LTP Multifamily: 70%

Refinance Short-Term (no Cash Out)

Max LTV 1st Lien Residential: 65%

Max LTV 1st Lien Multifamily: 65%

Refinance & Cash Out Short-Term

Max LTV 1st Lien Residential: 65%

Max LTV 1st Lien Multifamily: 65%

Residential Fix & Flip

Max LTP: 90%

Max LTC: 100%

Max LTARV: 70%

Residential Rehab & Hold

Max LTP: 90%

Max LTC: 100%

Max LTARV: 70%

Multifamily Value-Add

Max LTP: 90%

Max LTC: 100%

Max LTARV: 70%

Maryland Fix and Flip

Perfect for the real estate investor who wants to Buy, Rehab, and Sell. Our short term loan options provide fast access to capital to get your started and completed before you know it.

Interest rates typically 12% plus 2 points origination fee
Loan term up to 12 months
LTV must not exceed 70%
Borrower must contribute 10-15% to the purchase or project costs
No pre-payment penalties
No minimum FICO score
Experience not required but borrower must have additional liquidity and cash reserves

Maryland Acquisition Bridge Loans

Acquisition loans designed with maximum flexibility for real estate investors.

Interest rates typically 12% plus 2 points origination fee
Loan term up to 12 months
LTV must not exceed 70%
Borrower must have 30% down payment
No pre-payment penalties
No minimum credit score

Property Types

2-4 Units Residential
Condominium
Multifamily
Single Family Residence

Loan Types

Private Money
Hard Money
Residential Bridge
Residential Fix and Flip
Residential Rehab and Rent

For a rehab project, borrowers must have a minimum down payment of 10% . Our maximum leverage is the lesser of 70% of the after-repair value or 85% of the total project costs (purchase + rehab). We sometimes offer standard bridge loans for an acquisition with rehab, but not more than 70% loan-to-purchase price.

Max Loan-to-Purchase Price

90%

Borrower Must Have Property Under Contract

yes

Will Provide Proof of Funds Letter

yes

Will Consider Lending on Purchase from Auction

yes

Allowed Source of Borrower’s Equity

Own Cash
Partner
Equity in Subject Property
Equity in Another Investment Property

Borrowers must have a minimum down payment of 10% . Our maximum leverage is the lesser of 70% of the after-repair value or 85% of the total project costs (purchase + rehab).

Experience Required

Minimum Number of Value-Add Projects Completed by Borrower

Will Provide Funds for Renovation Costs

yes

Max LTC for Renovation Costs

100%

Interest Charged for Renovation Costs

Entire Amount of Total Project Costs

Typical Number of Days for Funds Draw

Maximum After Repair Value

70%

Documents Fee

$1,000 (this a 3rd party fee, paid at funding directly to our attorney)

Other Fee

Application Fee: $100

Fees which are mandatory for all new borrower clients

Site Visit Fee
Renovation or Construction Funds Draw Fee
Other Fee

Fees which are paid to a third party company

Documents Fee

Details and Requirements

Fastest Closing Time (Days)

Payment Structure

Interest Only

Will lend to a foreign national

Will Allow Junior Position Mortgage(s) Behind Our Senior Mortgage

Will Consider Collateralizing Multiple Properties in One Loan

yes

Will Consider Equity Joint Venture

Borrower Entity Types Considered

LLC
Limited Partnership
Trust
Corporation

Documentation Required

Loan Application

Personal Guaranty (Recourse) Required

Always

Appraisal Required for Residential Property

Never

Broker Price Opinion (BPO) Accepted for Residential Property

Always

Collateral Types

Residential Property

Loan Purpose

Investment Acquisition
Improve Subject Property
Development Project

Property Occupancy

Vacant
Tenant Occupied 100%

Property Flip Loan Testimonials

Investor

Max Platt

"Fast easy and no hassle credit application. Owner is very personable, and you deal with him directly from offer to closing! I couldn’t ask for a better business associate for all of my property investments! Thanks again Marc, we will be doing business for many years to come."

Maryland

Investor

Jamie Gibson

"Marc is quick, efficient, and easy to work with. Because he lends his own money, I was able to get my loan for a property fast. I enjoyed the experience of only working with one person through this process, it felt personalized and easy to build rapport. I definitely intend to use Marc (Property Flip Loan) for all my future financial flipping needs."

Maryland

Investor

Anthony Dove

"In reference to the above said Company , Property Flip Loan. Was not afraid to step out of their confront zone to take a look at my building project. My building project was 1/3 completed. The founder Mr. Deleonibus took time out and came and took a look at my Project. He advised me that they do not invest in New Build's, But he would consider it. To my delight Mr. Deleonibus reach out to me and informed that if I could meet the requirements set forth. I will be approved for my loan. This above said Co. (Property Flip Loan) is the best, yep that's what I said, Other Co. Would start the lone process then all of a sudden they would say sorry we can't help you, all because none of the them could or even would think outside of the box/ conford zone. Thanks to Property Flip Loan and the founder most of all Mr. Deleonibus, I am financially independent . I would recommend them to anyone including my family."

Virginia

Contact Property Flip Loan

Property Flip Loan pays us to be listed, so there is no fee to connect with them directly.

443-363-XXXX

Click to show phone number

Send email Create a Loan Request

Stay Informed About Private Lending

Receive our monthly newsletters with valuable insights and industry updates

Property Flip Loan is a boutique direct private lender based in Annapolis, Maryland.

I’m Marc, I lend my own money directly to real estate investors.

I love working with investors on Fix & Flips, Bridge Loans, Rehab, BRRRR, and Small Multi-Family properties.

I pride myself on funding loans faster than anyone else and providing same-day draws for construction projects. I know how important it is for investors to keep projects moving, and I make it a priority to get you the funds you need without delays.

Customer service is paramount to me. I believe in building lasting relationships with the investors I work with, offering a level of support and communication that goes beyond just lending.

I’m personally invested in your success, and I’m always here to provide advice, answer questions, or help navigate any challenges that arise along the way.

Whether you’re an experienced investor or just getting started, I’ll work closely with you to ensure you have the funding to bring your vision to life. My goal is to support your success through streamlined, no-nonsense lending and a deep understanding of the real estate market. I’m committed to helping you make the most of every opportunity, providing fast, flexible, and reliable financing when you need it most.