Hard money and fix and flip loans in Washington, DC
Washington DC Fix and Flip Loans finances rowhouse renovations, rentals, small multifamily and new construction in the District and the Maryland and Virginia suburbs. Fix and flip loans cover up to 90% of the purchase and 100% of the rehab, and rental loans are approved on the rent, not your tax returns.
The Washington, DC division of Optimus Capital Corp. Business-purpose loans on non-owner-occupied investment property only.
Loan terms at a glance
| Flip: purchase financed | up to 90% |
| Flip: rehab financed | up to 100% |
| Flip: limit on after-repair value | 70 to 75% |
| Rental purchase | up to 85% LTV |
| Rental cash-out | up to 80% LTV |
| Ground-up construction | up to 90% of cost |
| Minimum credit score | 600 |
| Loan amounts | $75K to $10M+ |
Top fix and flip leverage is for credit scores of 720 and up, and a flip loan can close in about 7 days. Rental loans are approved on the property’s rent and take about 30 days. Construction at 90% of cost is for experienced builders.
Washington DC Fix and Flip Loans is the DC-area division of Optimus Capital Corp, a nationwide hard money lender that works only with real estate investors. It is run by Andrew Shanti, who has worked in lending and real estate since 2005. We lend only on non-owner-occupied property: flips, rentals and new builds.
Fix and flip loans built for DC rowhouses
The District’s century-old rowhouses are the backbone of its renovation market. A dated house in Petworth, Brookland or Trinidad can sell for far more with new systems, an open layout and a finished basement. Our fix and flip loans fund most of the purchase and all of the work.
Buy and renovate
Up to 90% of the purchase price and 100% of the rehab budget at a 720+ credit score, limited to 70 to 75% of the after-repair value. Scores down to 600 qualify at lower leverage.
Interest only, no penalty
Terms of 6 to 24 months with interest-only payments. Pay the loan off the day you sell, with no prepayment penalty.
Experienced flippers
Investors with 5 or more flips in the past 2 years can close without an inspection or appraisal, up to 75% of the after-repair value.
Keeping the house instead? When the work is finished, a DSCR rental loan can replace the flip loan, with a cash-out refinance at up to 80% loan-to-value.
Everything we finance
Every loan is a business-purpose loan secured by investment real estate. Terms run from 6 months to 30 years.
| Program | Use it for | Top leverage | Approved on |
|---|---|---|---|
| Fix and flip loans | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value | The deal: price, rehab budget and resale value |
| DSCR rental loans | Purchase or refinance of long-term rentals, rowhouses, condos and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance | Whether the rent covers the payment |
| Ground-up construction loans | Building a home, an infill rowhouse or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value | Budget, finished value and your building record |
| Mid-rehab loans | Completing a renovation or build that has run short of funds | The current as-is value plus the cost to finish | As-is value and remaining scope |
| Portfolio loans | A group of rentals under one note and one payment | 80% to buy or refinance, 75% on a cash-out | Rent across the whole group |
| Commercial loans | Multifamily, hospitality, office, industrial and retail | Priced per deal | The property and its income |
From first call to closing
- Tell us about the dealAddress, price, the renovation budget or the rent it earns, and whether you plan to sell or hold. A call or the short form is enough.
- See your termsWe run the numbers and tell you the leverage and pricing available. As a rule there is nothing to pay upfront.
- Appraisal and reviewThe appraisal is ordered and you pay the appraiser directly. Investors with 5 or more flips in the past 2 years can skip the inspection and appraisal on a flip.
- Close with your title companyRental loans take about 30 days, appraisal included. Fix and flip loans average up to 21 days and can close in about 7 days once title and insurance are ready. In DC, Maryland and Virginia, closings are handled by a title company or settlement attorney.
What clients say about Andrew
Andrew Shanti with Optimus Capital has been exceptional to work with. Over the past several years, I have closed numerous transactions with Andrew on behalf of sophisticated real estate investors, and his performance has been consistently outstanding. [...] Every transaction I have been involved with Andrew at Optimus Capital has closed, including many requiring thoughtful structuring and creative solutions due to their challenging nature.
Maria McKee, Premier Sotheby’s International Realty, Google review of Optimus Capital
Just completed a rental portfolio refi with Optimus. Andrew and Daisy were amazing to work with and helped me work through every challenge quickly and with clear understanding.
Zachary Hagan, Google review of Optimus Capital
These reviews were left for Optimus Capital, our parent company, about Andrew Shanti. Read all of the Optimus Capital reviews on Google.
Property and borrowers we work with
DC-area investment property
- Rowhouses and semi-detached homes to renovate and resell
- Long-term rentals, including group-house rentals
- Rowhouse conversions into two units
- Condos, including non-warrantable condos
- Small multifamily and apartment buildings
- Infill construction and accessory apartments
Commercial property
- Multifamily
- Hospitality
- Professional office
- Industrial
- Retail shopping centers
Who can borrow
- New investors and seasoned ones
- Credit scores of 600 and above
- Out-of-state owners and LLCs
- Foreign nationals, on rental loans
- Investors with any number of existing loans
We do not finance a home you will live in. For a primary residence, talk to a conventional mortgage broker.
Lending across the DC region
We finance investment property in all eight wards of the District, in Montgomery and Prince George’s counties in Maryland, and in Arlington, Alexandria and Fairfax in Northern Virginia.
Questions investors ask us
Who is the best lender for a fix and flip in Washington, DC?
Look for a lender that funds most of the purchase and all of the renovation, closes quickly, and understands DC permits, historic districts and the vacant property tax. We lend up to 90% of the purchase and 100% of the rehab, and lend only on investment property. How to choose a lender.
Can I finance a DC house to rent on Airbnb?
In the District, a short-term rental license is available only to a person renting out their own primary residence, and a host-absent vacation rental is capped at 90 nights a year. Investment properties and second homes cannot be licensed, so most investor-owned homes in DC are underwritten on long-term rent. Maryland and Virginia counties set their own rules, and several also limit short-term rentals to a host’s primary residence.
Do you check my income?
No. A flip or construction loan is approved on the deal, and a rental loan on the rent the property earns. There is no employment or debt-to-income review.
What credit score do you need?
Programs begin at a 600 score. The best fix and flip terms are for scores of 720 and up, and a rental purchase at 600 is limited to 70% loan-to-value.
Do you lend in Maryland and Virginia too?
Yes. We lend throughout the DC suburbs, including Silver Spring, Hyattsville, Bowie, Bethesda, Arlington, Alexandria and Fairfax.
How fast can a loan close?
Rental loans take about 30 days, appraisal included. Fix and flip loans average up to 21 days and can close in about 7 days once title and insurance are ready.
Have a DC-area deal in mind? Run it by us.
Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal.