Investor Financing
Fix and Flip Loans for Georgia Real Estate Investors
Buy the property, fund the renovation, and sell it with a financing plan built around the project instead of your paystubs. UHome helps first time and experienced flippers compare options across our wholesale network, starting with the deal itself: the property, the plan, and the exit.
Fix and Flip financing is business purpose financing for investment properties. It is not a mortgage for a home you plan to live in, and the structure looks different from a traditional home loan in ways this page walks through in plain English.
Based in Atlanta. Serving real estate investors across Georgia.
Deal Review
Get a Free Fix and Flip Deal Review
Fix and Flip terms are not a published rate sheet. Pricing and structure depend on the property, the renovation budget, the expected after repair value, your experience, your liquidity, and the exit plan, so an honest answer requires looking at the actual deal.
That is what a deal review is. You send us the project details, our team reviews them against the options available through our wholesale network, and you get a clear read on what may fit and what the numbers would need to look like. No polished pitch deck required.
What to expect:
- A short form asking about the property, the budget, and the exit
- A review of the deal against currently available investor programs
- A plain English explanation of the structure, the draws, and the costs
- An honest read if another product fits your situation better
Ready when you are
Send us the deal details and our team will review them. Submitting a scenario does not commit you to anything.
Prefer to speak with someone? Call 404.919.5533.
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Who It May Fit
Investors Who Often Consider Fix and Flip Financing
Fix and Flip financing tends to come up when the property needs work, the timeline is short, and the plan is to create value and then exit. See whether any of these sound like your situation.
The first time flipper
You do not need a track record of completed projects to have this conversation. Some programs in our network consider first time investors, though experience can affect the structure and leverage available.
The repeat flipper
You have finished projects before and want to keep capital free for more than one deal at a time. Experience often opens up more structure options.
The light cosmetic renovator
Paint, flooring, fixtures, landscaping, and surface updates. The property is structurally sound and mostly needs a refresh to reach market condition.
The moderate renovation project
Kitchens, bathrooms, systems updates, and layout changes. More budget, more moving pieces, and a draw schedule that starts to matter a lot.
The heavier rehab
Significant structural, mechanical, or full property renovation. These projects lean hardest on experience, planning, reserves, and a well documented scope of work.
The investor who already owns it
You already hold an investment property that needs renovation, and you want to review whether an available business purpose option fits the project as it stands today.
The BRRRR investor
You plan to renovate, rent, and then refinance into long term financing rather than sell. The flip loan handles phase one and a DSCR loan may handle phase two.
The investor buying through an entity
You hold property in an LLC or similar structure. Business purpose financing is often written with entity ownership in mind, though requirements vary by lender.
Recognizing yourself in one of these profiles does not mean you qualify. Every Fix and Flip scenario is subject to the selected lender's guidelines, the property, and full underwriting review.
An Honest Look
When a Fix and Flip Loan May Not Be the Right Fit
This is the part most investor pages skip. Fix and Flip financing is a specific tool for a specific job, and there are plenty of situations where something else serves you better. Here is where we would point you elsewhere.
You plan to live in the property
Business purpose financing is for investment properties only. If you want a home to live in, start with our FHA, conventional, or first time buyer options instead.
You intend to hold it as a rental from day one
If the property is rent ready and you are buying to keep it, a DSCR loan is usually the more direct path. Short term flip financing costs more to carry.
The property does not actually need work
Fix and Flip financing exists to fund renovation. If there is no meaningful value add scope, you are paying for a structure you will not use.
Your reserves are thin
Draws reimburse completed work, which means you may front costs before funds arrive. Without cash behind the project, a small overrun can stall the whole thing.
You do not have a scope or a contractor yet
A renovation budget built on guesses is the most common first project mistake. Price the scope with your project team before you commit to the deal.
You want a long term fixed payment
This financing is short term by design. If payment stability over many years is the goal, a long term investor product is the better conversation.
The margin is razor thin
When the spread between total project cost and realistic after repair value is small, financing costs can consume the profit. Sometimes the honest answer is that the deal does not work.
Your timeline is genuinely uncertain
Short term financing rewards a defined finish. If you cannot estimate when the work ends and the exit happens, that uncertainty deserves attention before you close, not after.
If any of these describe you, that is worth a conversation rather than a dead end. Our team compares options across products, and pointing you to a better fit is part of the job.
Have a property in mind? Let our team look at the numbers with you.
Send Us The DealThe Full Picture
Potential Benefits, Weighed Against Real Considerations
Every financing tool trades something for something. Here is the honest ledger on Fix and Flip financing, followed by the three numbers that decide whether a project works at all.
Potential benefits
- The project drives the decision. Review centers on the property, the plan, and the after repair value rather than personal income documentation alone.
- Renovation costs may be included. Some programs finance an eligible portion of the rehab budget alongside the purchase, rather than leaving it entirely to your cash.
- Speed matters and is treated that way. Investor programs are generally built around the reality that distressed properties do not wait for slow processes.
- Capital stays working. Financing part of the project can keep cash available for reserves, carrying costs, or a second deal.
- Entity ownership is normal here. Business purpose lending is commonly written with LLC and similar structures in mind.
- First projects are not automatically excluded. Some programs consider investors without a completed flip history.
Important considerations
- Costs run higher than a standard mortgage. Short term investor financing typically carries higher pricing and fees than a 30 year consumer loan. Build that into the project math.
- The term is short. These loans are built to be repaid from a sale or a refinance within a defined window, not carried for years.
- Renovation money arrives in stages. Draws reimburse completed and verified work, so your cash flow plan has to survive the gap.
- Reserves and liquidity get scrutinized. Lenders look at whether you can carry the project if the budget or timeline moves.
- The appraisal has to support the plan. If the after repair value does not come in where you expected, the whole structure shifts.
- No consumer mortgage protections apply. Business purpose loans are exempt from Truth in Lending under federal rules, so the disclosures you may know from a home mortgage do not attach here.
- Insurance and entity requirements add steps. Builder's risk coverage, liability coverage, and entity documentation are commonly required and vary by lender.
The three numbers behind every deal
Before any lender conversation, know these figures for your project. They shape the structure, the leverage, and whether the deal is worth doing.
01
Purchase price
What you pay to acquire the property. The goal is to buy at a price that leaves room for the renovation, the carrying costs, the financing, and the profit.
02
Renovation budget
The full, honest cost of the planned work. Lenders review this closely because it drives both the loan structure and the draw schedule. Leave room for surprises.
03
After repair value
The value the finished property is expected to reach, usually supported by an appraisal and comparable sales. It is the number your entire exit depends on.
Two ratios sit on top of those numbers: loan to cost measures the financing against purchase price plus renovation budget, and loan to after repair value measures it against the projected finished value. The percentages vary by lender, program, experience, and deal, which is why we review the real scenario instead of quoting a universal number.
Compare Your Options
How Fix and Flip Financing Compares With a DSCR Loan
These are two tools for two different phases of an investment property. Many Georgia investors end up using both, in sequence, on the same house.
| Criteria | Fix and Flip Loan | DSCR Loan |
|---|---|---|
| Best suited for | Buying and renovating a property you intend to sell, or to stabilize before refinancing. | Buying or refinancing a rental property you intend to hold for the long term. |
| Occupancy | Investment property only. Never a primary residence. | Investment property only. Never a primary residence. |
| Typical term | Short term by design, repaid from a sale or a refinance. | Long term by design, structured for holding the property. |
| What the review centers on | The deal: purchase price, rehab budget, after repair value, experience, and exit plan. | The property's cash flow, measured against the payment under the applicable program. |
| Income documentation | Generally qualified on the project rather than personal income documentation. Liquidity and reserves are still reviewed. | Generally qualified on rental cash flow rather than personal income documentation. |
| Property condition | Built for properties that need work. Condition is the point. | Generally built for stabilized, rent ready properties. |
| How funds are released | Purchase funds at closing, renovation funds commonly released in stages through draws as work is verified. | Funded at closing. No renovation draw process. |
| Primary advantage | Finances the value add phase that most long term products will not touch. | Long term financing on a rental without personal income documentation. |
| Potential tradeoff | Higher cost to carry, a short runway, and a draw process to manage. | The property has to actually perform as a rental to qualify. |
| When the other may fit better | If the property is already rent ready and you are keeping it, start with DSCR. | If the property needs renovation before it can rent or sell, start with Fix and Flip. |
The handoff: renovating now, refinancing into DSCR later
This is the sequence behind the strategy investors call BRRRR, which stands for buy, renovate, rent, refinance, repeat. The two products are designed to hand the property off to each other.
- Buy and renovate using Fix and Flip financing, with renovation funds released through draws as the work progresses.
- Rent and stabilize the finished property so it has a documented lease and performs as a rental.
- Refinance into an eligible DSCR loan, using the new long term financing to repay the flip loan.
- Repeat with the capital the refinance frees up, if the numbers on the next deal support it.
A refinance is never automatic. Each step depends on the property, the applicable program, the appraised value at that time, and your qualification when you apply. Deciding early whether you plan to sell or hold makes the whole sequence easier to finance, so tell us the plan up front even if it might change.
Your Path
How the Fix and Flip Loan Process Works
Underwriting, draw procedures, appraisal requirements, and documentation vary by lender and program, but nearly every project moves through the same six stages.
Find the property
Identify an investment property with real value add potential and get it under contract, or confirm your existing ownership position if you already hold it.
Define the rehab scope
Build the renovation plan and budget with your contractor or project team so the numbers reflect priced work rather than estimates you hope will hold.
Review the deal with UHome
We look at the property, the plan, the expected after repair value, your experience, and your liquidity, then identify which available financing options may fit.
Underwriting and appraisal
The selected lender reviews the file, the entity and insurance items when applicable, and orders the valuation supporting the after repair value.
Close and start the draw cycle
Purchase funds close and the project begins. Renovation money is typically released in stages: complete an approved stage, request the draw, submit evidence such as invoices and photos, allow verification, then receive funds and move to the next stage.
Sell, or refinance and hold
List and sell the finished property and repay the financing, or explore an eligible long term investor refinance if you decide to keep it as a rental.
Plan your cash flow around the draw rhythm. Because draws generally reimburse completed and verified work, some renovation costs may need to be paid before funds arrive. We walk through this before you commit, so it is something you planned for rather than something that surprises you in week three.
Be Prepared
Documents You May Need
Fix and Flip financing qualifies the project, so the document list looks different from a traditional home loan. Not every borrower needs every item, and the selected lender's guidelines decide what is actually required.
Purchase contract or proof of ownership
The executed contract on the property, or documentation of your current ownership if the project is a property you already hold.
Detailed scope of work
A line item breakdown of the planned renovation, not a single lump number. This is what the draw schedule gets built from.
Renovation budget and contractor bids
Priced estimates from your contractor or project team, plus contractor licensing and insurance information where the program requires it.
After repair value support
Comparable sales or your own valuation reasoning. The lender orders its own appraisal, but your supporting comps help frame the conversation early.
Investor experience summary
A schedule of prior projects, if you have them, including addresses and outcomes. First time investors provide this as none, which is a valid answer.
Entity documentation
Operating agreement, articles of organization, EIN, and certificate of good standing when the property is held in an LLC or similar structure.
Liquidity and reserve verification
Recent bank or asset statements showing the funds available to close and to carry the project through the renovation.
Credit authorization
Most programs review a credit profile even though qualification centers on the project. The weight given to credit varies by lender.
Insurance
Evidence of appropriate coverage for a property under renovation, which commonly includes builder's risk and liability coverage.
Written exit plan
How the loan gets repaid: a sale, or a refinance into long term financing. Lenders want to see that the ending was planned, not improvised.
You do not need all of this to start a conversation. Rough numbers and an honest scope are far more useful at the first review than polished guesses. We tell you exactly what the selected program requires once a direction takes shape.
Not sure how your scenario reads? Sending it over costs nothing.
Send Us Your ScenarioReal World Context
Three Common Investor Scenarios
Educational examples only. None of these is an approval, a promise, or a prediction of what any particular investor would experience. They exist to show how the review actually thinks.
The first project in a Metro Atlanta suburb
The situation
An investor with no completed flips finds a dated single family property in a stable Metro Atlanta neighborhood. It needs cosmetic work: paint, flooring, fixtures, a kitchen refresh. Comparable renovated homes nearby have been selling well. The investor has cash for a down payment and part of the renovation, but not enough to fund the whole project outright.
Why this product may be considered
The property needs work no long term product would finance, the plan is to sell within months, and some programs in our network consider first time investors when the deal itself is sound. Financing part of the renovation keeps a reserve cushion intact.
What still needs review
Whether the renovation budget reflects real contractor pricing, whether the after repair value holds up against actual comparable sales, how much liquidity remains after closing, and what leverage is available to an investor without a completed project history.
When another program could fit better
If the investor decided to live in the property instead, this would be the wrong tool entirely and a FHA or conventional conversation would replace it.
The repeat flipper running two projects at once
The situation
An experienced Georgia investor has finished several projects and has one renovation underway. A second property comes up at a price that works. Paying cash for it would tie up nearly all remaining liquidity right when the first project still has draws outstanding.
Why this product may be considered
Financing the acquisition and eligible renovation costs preserves capital across both projects. A documented track record can affect the structure and leverage available, so the question becomes which option best supports a pipeline rather than a single deal.
What still needs review
Total exposure across both projects, reserves measured against two renovation budgets rather than one, the condition and timeline of the first property, and how the lender views concurrent projects under its guidelines.
When another program could fit better
If the second property turns out to be rent ready and the investor decides to hold it, a DSCR loan would likely cost less to carry than short term flip financing.
The keeper: a flip that becomes a rental
The situation
An investor finishes a renovation and prepares to list the property, then looks at rents in the area and reconsiders. The finished house would cash flow as a rental. Selling would produce a one time profit; holding would produce ongoing income and a long term asset.
Why this product may be considered
Fix and Flip financing funded the phase that made the decision possible. The renovation is complete, the property is in market condition, and now the exit question is open rather than closed.
What still needs review
Whether the property performs as a rental under the applicable DSCR program, what it appraises for after the work, whether a lease is in place or achievable, and whether the investor qualifies at the time of the refinance application.
When another program could fit better
If the rental math does not support the payment, selling as originally planned may simply be the better outcome. An honest look at both paths is part of the review, and the flip financing is short term either way, so the decision cannot wait indefinitely.
Scenarios are illustrative and do not guarantee that any investor will receive the same result, terms, or approval. Every file is subject to the selected lender's guidelines and full underwriting.
Local Guidance
Fix and Flip Loan Guidance for Georgia and Atlanta Metro Investors
UHome Mortgage is based in Atlanta and works with eligible real estate investors across Georgia. Here is what actually matters about doing this work in this state.
Atlanta is one of the most active flipping markets in the country
This is not marketing language. In ATTOM's Q1 2026 U.S. Home Flipping Report, Atlanta had the highest home flipping rate of any U.S. metro area with a population over one million, at 12.3 percent of all home sales. Columbus, Georgia posted the highest rate of any metro nationally at 15.2 percent. Nationally, flips made up about 8 percent of home sales in the same quarter.
High activity cuts both ways. It means a deep supply of value add inventory, an established contractor base, and buyers who are used to seeing renovated homes. It also means competition for the good deals and less room for a thin margin. In an active market, the discipline is in what you pass on.
Georgia's markets are not one market
Renovation costs, buyer expectations, days on market, and finish level standards shift considerably from county to county, and sometimes from one side of a county to the other. An after repair value that is realistic inside the perimeter may be optimistic forty minutes out, and a finish package that sells quickly in one submarket can sit in another. Our team reviews your plan against the market the property actually sits in.
We also work with investors well beyond the Metro, including Augusta, Savannah, Columbus, Macon, and Athens, along with smaller Georgia communities where the flip math often looks very different from Atlanta's.
Georgia specifics worth knowing before you close
Georgia is a deed of trust state that uses non judicial foreclosure, which is part of why investor lending is active here, and closings in Georgia are conducted by a licensed attorney rather than a title company alone. Build attorney closing coordination into your timeline, particularly when an entity is on title and the operating agreement and good standing documents have to be reviewed before closing.
Property tax assessments frequently move after a significant renovation, which matters more on a BRRRR hold than on a quick sale, since the carrying cost you underwrote at purchase may not be the carrying cost you live with as a landlord. Local permitting timelines also vary meaningfully between jurisdictions in Metro Atlanta, and a permit delay is a schedule risk on short term financing.
How we work with Georgia investors
UHome Mortgage is an independent mortgage brokerage, not a lender, which means we compare available programs across our wholesale network rather than fitting every deal into one product. For an investor, that difference shows up in the review: the question is not whether your deal fits our program, it is which available program fits your deal, and whether any of them should.
Good Questions
Fix and Flip Loan Questions, Answered Plainly
What is a Fix and Flip Loan, and can it cover renovation costs?
A Fix and Flip Loan is business purpose financing that helps a real estate investor buy and renovate an investment property with the intention of selling it after the improvements. Some programs finance part of the acquisition along with an eligible renovation budget, with the rehab funds commonly released in stages as work is completed and verified.
How much of the renovation is financed, and how those funds are released, is set by the selected program and subject to underwriting. No program should be assumed to finance all renovation costs, and planning as though it will is a common way projects run short on cash.
Can a first time investor get a Fix and Flip Loan?
First time flippers are welcome to explore available options. Some programs in our wholesale network consider first time investors, while experience can affect the terms and leverage available. Program requirements vary by lender and by deal, so the honest answer comes from reviewing your specific scenario rather than from a general rule.
What is after repair value, what is loan to cost, and how much cash will I need?
After repair value is the value the property is expected to reach once the renovation is complete, usually supported by an appraisal and comparable sales. Loan to cost compares the financing amount to the total project cost, meaning purchase price plus renovation budget. Whatever portion the lender does not finance is cash you bring, and some programs also measure the loan against projected after repair value as a second check.
That is why there is no universal cash percentage. What you need depends on the lender, your experience, closing costs, required reserves, and how the draw process affects cash flow during the renovation. The clearest answer comes from reviewing the actual deal.
How does the rehab draw process work?
On many programs, renovation funds are released in stages called draws rather than handed over as one lump sum at closing. A typical cycle: complete an approved stage of work, request the draw, provide required evidence such as invoices and photographs, and allow verification before funds are released or reimbursed. Then it repeats for the next stage. Exact draw procedures, inspection requirements, and timing vary by lender and program, so plan your project cash flow with that rhythm in mind.
What properties may be eligible, and do I have to use an LLC?
Both are program dependent. Many Fix and Flip programs focus on residential investment properties, and the details, including eligible property types, condition standards, and location requirements, vary by lender. Some programs pass on property types that others accept.
On ownership, business purpose lending is commonly written with entity structures in mind, though requirements differ from lender to lender. Tell us the specific property and how you plan to hold it, and we will review which available options may fit. For legal or tax questions about entity structure, consult an attorney or tax professional rather than a mortgage broker.
Can I live in a property financed with a Fix and Flip Loan?
No. This is business purpose financing for investment property projects, not a primary residence mortgage. Occupying a property financed this way would conflict with the terms of the loan. If you are looking for a home to live in, UHome offers a full range of home loan options and our team can point you to the right starting place.
What happens if the renovation costs more or takes longer than planned?
Budget overruns typically come out of your reserves, which is why lenders review liquidity and why we encourage a budget with room built into it. On timing, this financing is short term by design, so a schedule change matters more here than it would on a 30 year mortgage.
In either case, contact UHome early. We cannot promise extensions or additional funds, and available paths depend on the lender and program, but an early conversation reliably produces more options than a late one.
Can I refinance into a DSCR loan and use this as part of a BRRRR strategy?
Often, yes, and the two products are commonly used in sequence. A BRRRR approach uses Fix and Flip financing for the acquisition and renovation phase, stabilizes the property as a rental, then explores an eligible DSCR refinance to repay the project financing and free up capital for the next deal.
A refinance is never automatic. It depends on the property, the applicable program, the appraised value at that time, and your qualification when you apply. Telling us up front that a hold is on the table helps us think about both phases from the beginning.
Can I get a Fix and Flip Loan for a property in Atlanta or elsewhere in Georgia?
Yes. UHome Mortgage is based in Atlanta and helps eligible real estate investors across the entire state of Georgia explore Fix and Flip financing, from Fulton, DeKalb, Cobb, Gwinnett, Clayton, Douglas, Paulding, and Henry counties to markets statewide including Augusta, Savannah, Columbus, Macon, and Athens. The review process is the same wherever the project sits.
Accuracy Matters
Reviewed for accuracy by a licensed mortgage professional
Coby Pegues
President | Loan Originator | NMLS #2556341
This page was reviewed for accuracy against currently available investor program information and authoritative published sources. Fix and Flip guidelines are lender specific and change over time, so anything material to your decision should be confirmed for your actual scenario before you rely on it.
Last reviewed: [CMS: review date]
Sources and References
Fix and Flip financing is not an agency program, so there is no single government rulebook the way there is for FHA or VA. The sources below cover the regulatory framework, the licensing authority, and the market data referenced on this page.
- Consumer Financial Protection Bureau, Regulation Z § 1026.3, Exempt Transactions. the business purpose exemption that separates investor financing from consumer mortgage rules.
- CFPB Official Interpretations to § 1026.3. guidance on how business purpose is determined, including the treatment of property acquired for resale.
- Georgia Department of Banking and Finance, Mortgage Brokers and Mortgage Lenders. the state licensing authority for mortgage brokers operating in Georgia.
- Georgia Residential Mortgage Act (GRMA). the Georgia statute governing residential mortgage activity in the state.
- ATTOM, Q1 2026 U.S. Home Flipping Report. source of the Atlanta and Columbus, Georgia flipping rate figures and the national flip share cited in the local guidance section.
- NMLS Consumer Access. verify the license status of UHome Mortgage LLC and any individual loan originator.
Market data reflects the reporting period stated by the source and changes over time. Program guidelines are set by individual lenders and are subject to change without notice.
