# Dallas Fix and Flip Loans: full site content > Hard money, fix and flip and DSCR rental loans for Dallas, Fort Worth and North Texas real estate investors. The Dallas–Fort Worth division of Optimus Capital Corp (https://www.optimuscapitalcorp.com/), a relationship-driven lender for real estate investors founded in 2015. Business-purpose loans on non-owner-occupied investment property only. Phone (954) 598-4564. Email andrew@optimuscapitalcorp.com. Last updated 2026-11-06. --- Source: https://dallasfixandfliploans.com/ Title: Hard Money & Fix and Flip Loans in Dallas–Fort Worth Summary: Hard money and fix and flip loans in Dallas, Fort Worth and North Texas: 90% of purchase, 100% of rehab. DSCR rental loans to 85% LTV with no tax returns. # Hard money and fix and flip loans in Dallas–Fort Worth Dallas Fix and Flip Loans finances house renovations, single-family rentals, duplexes, build-to-rent homes, small multifamily and new construction across Dallas, Fort Worth and North Texas. 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. [Get pre-qualified](https://dallasfixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 The Dallas–Fort Worth 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. Dallas Fix and Flip Loans is the Dallas–Fort Worth 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. [Investment property loans in Dallas](https://dallasfixandfliploans.com/investment-property-loans-dallas/) [Meet Andrew](https://dallasfixandfliploans.com/about-us/) ## Fix and flip loans built for North Texas houses The metroplex is full of houses built from the 1940s to the 1980s: bungalows and Tudors in Oak Cliff and East Dallas, ranch houses in Garland, Mesquite and Arlington, and 1970s and 1980s homes in Plano and Richardson. A dated house with new systems, a new kitchen and a sound foundation can sell for far more. 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](https://dallasfixandfliploans.com/dscr-rental-loans/) can replace the flip loan, with a cash-out refinance at up to 80% loan-to-value. [See fix and flip terms](https://dallasfixandfliploans.com/fix-and-flip-loans/) [Get pre-qualified](https://dallasfixandfliploans.com/get-pre-qualified/) ## 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](https://dallasfixandfliploans.com/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](https://dallasfixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of single-family rentals, duplexes, townhomes 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](https://dallasfixandfliploans.com/new-construction-loans/) | Building a home, a duplex, a build-to-rent home 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](https://dallasfixandfliploans.com/hard-money-loan-programs/#mid-rehab) | 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](https://dallasfixandfliploans.com/hard-money-loan-programs/#portfolio) | 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](https://dallasfixandfliploans.com/hard-money-loan-programs/#commercial) | Multifamily, hospitality, office, industrial and retail | Priced per deal | The property and its income Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## 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 Texas, closings are handled by a title company. ## 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](https://www.google.com/maps?cid=16792545801423268972). ## Property and borrowers we work with ### North Texas investment property - Single-family houses to renovate and resell - Single-family rentals and build-to-rent homes - Duplexes, triplexes and fourplexes - Townhomes and condos, including non-warrantable condos - Small multifamily and apartment buildings - New construction and infill lots ### 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 metroplex We finance investment property in Dallas, Fort Worth and Arlington, in Collin and Denton counties to the north, and across Dallas and Tarrant counties. - [Dallas, TX](https://dallasfixandfliploans.com/dallas-tx/) - [Fort Worth, TX](https://dallasfixandfliploans.com/fort-worth-tx/) - [Arlington, TX](https://dallasfixandfliploans.com/arlington-tx/) - [Plano, TX](https://dallasfixandfliploans.com/plano-tx/) - [Irving, TX](https://dallasfixandfliploans.com/irving-tx/) - [Garland, TX](https://dallasfixandfliploans.com/garland-tx/) - [McKinney, TX](https://dallasfixandfliploans.com/mckinney-tx/) - [Denton, TX](https://dallasfixandfliploans.com/denton-tx/) - [All service areas](https://dallasfixandfliploans.com/areas-we-serve/) ## Questions investors ask us ### Who is the best lender for a fix and flip in Dallas? Look for a lender that funds most of the purchase and all of the renovation, closes quickly, and builds Texas property taxes, foundation work and insurance into the plan. We lend up to 90% of the purchase and 100% of the rehab, and lend only on investment property. [How to choose a lender](https://dallasfixandfliploans.com/investment-property-loans-dallas/). ### Can I finance a Dallas house to rent on Airbnb? Short-term rental rules differ city by city across North Texas. Dallas adopted a ban on short-term rentals in single-family zones in 2023, but the courts have blocked its enforcement while the city appeals, and every operator must still register with the city. Fort Worth allows short-term rentals only in mixed-use, commercial and similar districts, not in residential zones, and Arlington limits them to designated areas. Because the rules can change quickly, we underwrite on long-term rent unless the address can legally host short stays. ### 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 Fort Worth and the suburbs? Yes. We lend across Dallas, Tarrant, Collin and Denton counties, including Fort Worth, Arlington, Plano, Irving, Garland, McKinney and Denton. ### 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. [See every question](https://dallasfixandfliploans.com/faq/) ## Have a Dallas–Fort Worth 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://dallasfixandfliploans.com/get-pre-qualified/) --- Source: https://dallasfixandfliploans.com/investment-property-loans-dallas/ Title: Investment Property Loans Dallas TX | Non-Owner-Occupied Summary: Non-owner-occupied property loans in Dallas, Fort Worth and North Texas: fix and flip, DSCR rental and construction financing. No tax returns, from 600 credit. [Home](https://dallasfixandfliploans.com/) / Investment property loans # Investment property loans in Dallas Financing for non-owner-occupied real estate: houses to renovate and resell, single-family rentals, duplexes, build-to-rent homes, small multifamily and new builds across Dallas, Fort Worth and North Texas. Investment property is the only kind of lending we do. [Get pre-qualified](https://dallasfixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## Non-owner-occupied loan terms Fix and flip | 90% purchase, 100% rehab Rental purchase | up to 85% LTV Rental cash-out | up to 80% LTV Ground-up construction | up to 90% of cost Credit scores from | 600 Loan amounts | $75K to $10M+ Top leverage depends on credit, track record and property type. We do not finance a home you will live in. ## What a non-owner-occupied loan is A non-owner-occupied property is one the borrower does not live in: a house bought to renovate and sell, a rental leased by the year, a duplex, or a lot where a house will be built. Lenders treat these as business-purpose loans, and the rules differ from the mortgage on a primary residence. Dallas Fix and Flip Loans lends only on non-owner-occupied property. We are the Dallas–Fort Worth division of Optimus Capital Corp, a nationwide lender that works only with real estate investors, and the division is run by Andrew Shanti, who has worked in lending and real estate since 2005 as a principal, executive and investor. ## How to choose a lender for a Dallas investment property The right lender depends on what you plan to do with the property. Three kinds of lender finance investment real estate, and each one approves the loan on something different. Lender type | Approves the loan on | Fits best Bank or conventional mortgage | Your tax returns, employment and debt-to-income ratio | Borrowers with strong documented income and only a few financed properties DSCR lender | Whether the rent covers the payment | Long-term rentals, self-employed investors, LLC borrowers and investors with many loans Hard money or bridge lender | The deal: price, budget and finished value | Fix and flips, build-to-rent, ground-up construction and purchases that have to close quickly We offer the second and third kinds. For a home you will live in, a conventional mortgage broker is the right place to go. ## Questions to ask before you pick a lender North Texas deals have their own costs and risks. These questions sort out quickly who can close your deal. - Will you fund the whole renovation? We finance up to 100% of the rehab budget at a 720+ score, paid in draws as work is finished. - Do you underwrite property tax correctly? Texas has no state income tax, so local governments rely on property tax, and combined rates in Dallas–Fort Worth are often around 2% of value or more. Investment property gets no homestead exemption. For the 2024 to 2026 tax years, the taxable value of non-homestead property worth $5 million or less can rise no more than 20% a year, but the limit resets when the property is sold, so a new buyer is taxed on full market value. - Do you account for foundations and insurance? North Texas sits on expansive clay that swells when wet and shrinks when dry, so foundation movement is common in older slab and pier-and-beam houses. Get a foundation inspection or an engineer’s report before you set the rehab budget. Hail and wind drive insurance costs across the metroplex, and an older roof can raise the premium or limit coverage. Parts of the area along the Trinity River and its creeks are in FEMA flood zones. Get insurance quotes before you make an offer. - Do you understand the rental rules? Short-term rental rules differ city by city across North Texas. Dallas adopted a ban on short-term rentals in single-family zones in 2023, but the courts have blocked its enforcement while the city appeals, and every operator must still register with the city. Fort Worth allows short-term rentals only in mixed-use, commercial and similar districts, not in residential zones, and Arlington limits them to designated areas. Because the rules can change quickly, we underwrite on long-term rent unless the address can legally host short stays. - Will you check my personal income? We do not. There are no tax returns and no employment or debt-to-income review. - Can I close in an LLC, and from out of state? Yes. We lend to LLCs and to out-of-state owners, and to foreign nationals on rental loans. - How fast can you 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. ## What we finance in North Texas - [Fix and flip loans](https://dallasfixandfliploans.com/fix-and-flip-loans/): up to 90% of the purchase price and 100% of the rehab at a 720+ credit score. - [DSCR rental loans](https://dallasfixandfliploans.com/dscr-rental-loans/) for single-family rentals, duplexes and townhomes: up to 85% loan-to-value to buy and 80% on a cash-out refinance, fixed for 5 to 30 years. - [Ground-up construction loans](https://dallasfixandfliploans.com/new-construction-loans/): up to 90% of cost for experienced builders, with the lot included. - [Mid-rehab, portfolio and commercial loans](https://dallasfixandfliploans.com/hard-money-loan-programs/) for projects that need capital to finish, groups of rentals, and multifamily or commercial property. For neighborhood notes and local rules, see [Dallas](https://dallasfixandfliploans.com/dallas-tx/), [Fort Worth](https://dallasfixandfliploans.com/fort-worth-tx/) and our other [market pages](https://dallasfixandfliploans.com/areas-we-serve/). ## Investment property loans: common questions ### Who is the best lender for an investment property in Dallas? It depends on the deal. For a renovation or a new build, look for a hard money lender that funds most of the purchase and the work and closes quickly. For a rental you will hold, look for a DSCR lender that qualifies the property on its rent and underwrites Texas property taxes and insurance realistically. Dallas Fix and Flip Loans does both and lends only on non-owner-occupied property. It is run by Andrew Shanti, who has worked in lending and real estate since 2005. ### What is a non-owner-occupied loan? It is a loan on a property the borrower will not live in, such as a flip, a rental or a new build for sale. It is a business-purpose loan, approved on the property and the deal, and it is not reported on personal credit like a conventional mortgage. ### Can I get an investment property loan without tax returns? Yes. A DSCR rental loan is approved on whether the rent covers the payment, and a construction or fix and flip loan on the deal. We do not verify income or employment. ### How much do I need to put down on a Dallas rental? As little as 15% with strong credit, since we lend up to 85% loan-to-value on a rental purchase. At a 600 credit score the limit is 70%, so plan on 30%. Texas has no transfer or mortgage recording tax, which keeps closing costs down. ### Do you lend on second homes or primary residences? No. We lend on investment property only, and the property cannot be a home you will live in. For a primary residence, talk to a conventional mortgage broker. ### Do you lend outside Dallas? Yes. We lend across the metroplex, including Fort Worth, Arlington, Plano, Irving, Garland, McKinney and Denton, and through Optimus Capital Corp in other states. ## Loan programs at a glance Program | Use it for | Top leverage [DSCR rental loans](https://dallasfixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of single-family rentals, duplexes, townhomes and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://dallasfixandfliploans.com/new-construction-loans/) | Building a home, a duplex, a build-to-rent home or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://dallasfixandfliploans.com/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 [Portfolio and commercial loans](https://dallasfixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Buying an investment property in North Texas? 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://dallasfixandfliploans.com/get-pre-qualified/) --- Source: https://dallasfixandfliploans.com/dscr-rental-loans/ Title: DSCR Loans in Dallas–Fort Worth | Rental Loans up to 85% LTV Summary: DSCR loans for Dallas–Fort Worth rentals: up to 85% LTV to buy, 80% cash-out, single-family and duplexes, no tax returns. From 600 credit. About 30 days. [Home](https://dallasfixandfliploans.com/) / [Loan programs](https://dallasfixandfliploans.com/hard-money-loan-programs/) / DSCR rental loans # DSCR loans for Dallas–Fort Worth rental property Long-term financing approved on what the property earns. Single-family rentals, duplexes to fourplexes, townhomes and build-to-rent homes, with no tax returns or employment check. [Get pre-qualified](https://dallasfixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## DSCR loan terms To buy | up to 85% LTV Cash-out refinance | up to 80% LTV Credit scores from | 600 Fixed terms | 5 to 30 years Prepayment choices | 3-year, 5-year or none Typical closing | about 30 days At a 600 score the limit is 70% loan-to-value. Stronger credit qualifies for up to 85% on a purchase. ## DSCR in plain terms DSCR is short for debt service coverage ratio. It answers one question: does the rent pay the mortgage? If it does, the loan can be approved without looking at your personal income. DSCR = monthly rent ÷ monthly payment. The payment counts principal, interest, property taxes, insurance and any homeowners association fee. Rent | Payment | DSCR | Reading $2,860 | $2,200 | 1.30 | Income is 30% above the payment $2,200 | $2,200 | 1.00 | Income equals the payment $1,980 | $2,200 | 0.90 | Income is short; expect less leverage or a higher rate Illustrative figures. We prefer a ratio of 1.0 or higher. A strong borrower can qualify under 1.0 with lower leverage, and there is a no-DSCR option up to 75% loan-to-value at a higher rate. ## Why taxes and insurance matter so much in Texas - Property tax. Texas has no state income tax, so local governments rely on property tax, and combined rates in Dallas–Fort Worth are often around 2% of value or more. Investment property gets no homestead exemption. For the 2024 to 2026 tax years, the taxable value of non-homestead property worth $5 million or less can rise no more than 20% a year, but the limit resets when the property is sold, so a new buyer is taxed on full market value. - Insurance. Hail and wind drive insurance costs across the metroplex, and an older roof can raise the premium or limit coverage. Parts of the area along the Trinity River and its creeks are in FEMA flood zones. Get insurance quotes before you make an offer. - HOA fees. Many newer subdivisions in Collin, Denton and Tarrant counties have association dues. They count in the payment. Use the tax bill at full market value, not the seller’s capped or homestead figure, and get a real insurance quote before you make an offer. Those two numbers decide whether many North Texas rentals clear 1.0. ## Which rent counts - Long-term rentals. Year-long leases are the core of the market, with demand from the metroplex’s fast-growing workforce. We use the lease or the market rent from the appraisal. - Duplexes to fourplexes. Every unit’s rent counts. - Short-term rentals. Short-term rental rules differ city by city across North Texas. Dallas adopted a ban on short-term rentals in single-family zones in 2023, but the courts have blocked its enforcement while the city appeals, and every operator must still register with the city. Fort Worth allows short-term rentals only in mixed-use, commercial and similar districts, not in residential zones, and Arlington limits them to designated areas. Because the rules can change quickly, we underwrite on long-term rent unless the address can legally host short stays. - Rental rules. Texas law bars cities from adopting rent control, so rents follow the market. Dallas requires owners of rented single-family homes, duplexes and condos to register each year, and the city inspects each single-family rental at least once every five years. ## Loan options - Fixed terms from 5 to 30 years. The 10/1 interest-only and the 30-year fully amortized loan are chosen most often. - Qualifying on the interest-only payment is available. - A 3-year or 5-year prepayment penalty. The 5-year option usually prices about 0.25 to 0.5% lower. No penalty is available at a higher rate. - One property or a whole [portfolio](https://dallasfixandfliploans.com/hard-money-loan-programs/#portfolio). ## Refinancing after a renovation or a build If you renovate or build a property and decide to keep it, a DSCR loan replaces the short-term fix and flip or construction loan with long-term debt. A cash-out refinance at up to 80% loan-to-value can hand back much of the cash you put in. Texas restricts cash-out loans on homesteads, but those rules do not apply to investment property. ## Documents we ask for - Loan application - Signed purchase contract, or your original settlement statement for a refinance - The lease, or market rent from the appraisal - Two months of bank statements - Insurance and title contacts, and someone to let the appraiser in - For a property in an association: the HOA dues and any special assessments - For an LLC: certificate of formation, EIN letter and company agreement The full list is in our [hard money loan document checklist](https://dallasfixandfliploans.com/hard-money-loans-document-list/). ## DSCR loans: common questions ### What DSCR do you require? We prefer 1.0 or higher, which means the rent covers the full payment. Strong borrowers can qualify below 1.0 with lower leverage, and a no-DSCR program is available up to 75% loan-to-value at a higher rate. ### Can I qualify with Airbnb income in Dallas? Usually we underwrite on long-term rent, because short-term rental rules in Dallas, Fort Worth and Arlington are restrictive or unsettled. Ask us about a specific address. ### Why did my DSCR come in lower than I expected? Most often it is property tax or insurance. A new owner is taxed on full market value without a homestead exemption, and hail and wind coverage is expensive in North Texas. ### Can I do a cash-out refinance on a Texas rental? Yes, up to 80% loan-to-value. Texas’s special cash-out rules apply to homesteads, not to investment property. ### What credit score is needed for a DSCR loan? The minimum is 600, at up to 70% loan-to-value. Higher scores qualify for up to 85% of the purchase price. ### Do you look at my tax returns or job? No. A DSCR loan is approved on the property’s rental income. There is no employment, tax return or debt-to-income review. ### Does the loan appear on my personal credit? No. These are business-purpose loans and are not reported on your personal credit like a conventional mortgage. There is no cap on how many properties we will finance for you. ## Buying or refinancing a North Texas rental? 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://dallasfixandfliploans.com/get-pre-qualified/) --- Source: https://dallasfixandfliploans.com/new-construction-loans/ Title: Construction Loans in Dallas–Fort Worth | Up to 90% of Cost Summary: Construction loans in Dallas, Fort Worth and North Texas for new homes, build-to-rent and infill. Up to 90% of cost, lot included, first-time builders welcome. [Home](https://dallasfixandfliploans.com/) / [Loan programs](https://dallasfixandfliploans.com/hard-money-loan-programs/) / Construction loans # Ground-up construction loans in Dallas–Fort Worth Financing to build from the ground up, lot included: new homes, build-to-rent houses, duplexes, infill rebuilds and small apartment buildings. Experienced builders can borrow up to 90% of the total project cost. [Get pre-qualified](https://dallasfixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## Construction loan terms Experienced builders | up to 90% of cost Standard | up to 85% of cost Limit on finished value | 70 to 75% Lot cost financed | up to 70% First-time builders | programs available Smallest loan | $75,000 Builders with fewer recent projects, and smaller markets, are usually limited to 80% of cost. ## Two limits decide the loan Loan-to-cost measures the loan against what you spend on the lot and the build. Loan-to-value measures it against what the finished property will be worth. A construction loan has to fit inside both. - The lot: up to 70% of what you paid can be financed. - The whole project: normally up to 85% of cost. - Experienced builders in major markets: up to 90% of cost. - Less active builders and smaller markets: usually up to 80% of cost. - Always: no more than 70 to 75% of the finished value. ### Example Infill lot | $120,000 Construction budget | $380,000 Total cost | $500,000 Finished value | $720,000 85% of cost | $425,000 90% of cost, experienced builder | $450,000 75% of finished value, the ceiling | $540,000 For illustration only. Both loan amounts sit under the $540,000 ceiling. ## Who qualifies Your record sets your leverage. Builders with completed projects get the most. First-time builders are not shut out: we have programs for them too. ## Building in North Texas - Soil and foundations. Expansive clay means new slabs are usually engineered for the site, often after a soil report. Budget for both. - City permits. Dallas, Fort Worth and each suburb run their own permit and inspection offices, and review times vary. Plan the schedule, and the loan term, around a realistic permit date. - Zoning. Confirm what the lot allows before you design. Many infill lots near downtown Dallas and Fort Worth allow duplexes or townhomes, while suburban lots are often single-family only. - Build-to-rent. New houses built to hold as rentals are common across the metroplex. When the house is finished and leased, a DSCR loan can take out the construction loan. - Historic districts. Dallas has historic districts in East Dallas and Oak Cliff, including Swiss Avenue, Munger Place, Junius Heights and Winnetka Heights, and Fort Worth has districts such as Fairmount and Ryan Place. Exterior work in a historic district needs approval from the city’s landmark or historic preservation commission as well as a building permit. ## From construction loan to rental loan Many investors build to keep. When the property is finished and leased, a [DSCR rental loan](https://dallasfixandfliploans.com/dscr-rental-loans/) pays off the construction loan and replaces it with long-term debt. ## Finishing a stalled build A construction completion loan lends against the project as it stands today and adds what is needed to finish it. ## Documents we ask for - Loan application and personal financial statement - A line-item construction budget with a clear scope of work. Draws are paid against it - Plans, drawings, soil report if you have one, and permit status - Your general contractor’s details, insurance and recent completed projects - Your own projects from the last 2 years, with settlement statements - Two months of bank statements showing reserves - Insurance and title contacts The full list is in our [hard money loan document checklist](https://dallasfixandfliploans.com/hard-money-loans-document-list/). ## Construction loans: common questions ### How much of a new build will you finance in Dallas–Fort Worth? Normally up to 85% of the total project cost, and up to 90% for experienced builders in major markets. The loan must also stay within 70 to 75% of the finished value. ### Is the lot included? Yes. Up to 70% of the lot cost can be financed, as long as the total loan stays inside the loan-to-cost limit. ### Do you finance build-to-rent homes? Yes. Build with a construction loan, then refinance into a DSCR rental loan once the home is leased. ### Will you lend to someone building for the first time? Yes, we have first-time builder programs. Leverage rises with a record of completed projects. ### Can you fund a build that has stopped part-way? Yes. A construction completion loan is based on the current as-is value plus the cost to finish. ## Have a lot and a set of plans? 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://dallasfixandfliploans.com/get-pre-qualified/) --- Source: https://dallasfixandfliploans.com/fix-and-flip-loans/ Title: Fix and Flip Loans in Dallas–Fort Worth | 90% + 100% Rehab Summary: Fix and flip loans in Dallas, Fort Worth and North Texas: up to 90% of purchase and 100% of rehab, interest only, no prepayment penalty. Closes in about 7 days. [Home](https://dallasfixandfliploans.com/) / [Loan programs](https://dallasfixandfliploans.com/hard-money-loan-programs/) / Fix and flip loans # Fix and flip loans in Dallas–Fort Worth Bridge financing for investors who buy, renovate and resell in Dallas, Fort Worth and North Texas. One loan covers up to 90% of the purchase and the entire rehab budget. [Get pre-qualified](https://dallasfixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## Fix and flip loan terms Purchase financed | up to 90% Rehab financed | up to 100% Cap on after-repair value | 70 to 75% Credit scores from | 600 Term | 6 to 24 months Payments | interest only Average closing | 21 days or less The 90% and 100% figures apply at a 720+ credit score. Below that, leverage and pricing adjust down to a 600 minimum. ## How the loan amount is worked out The loan is built from two numbers. The first is a share of what you pay for the property. The second is your renovation budget, which is held back and paid out in draws as each stage of work is finished. The two together are limited to 70 to 75% of the after-repair value (ARV): the price the property should bring once the work is complete. ### Example You buy the house for | $260,000 Your rehab budget is | $85,000 Expected resale value (ARV) | $470,000 90% of the purchase | $234,000 100% of the rehab | $85,000 Loan amount | $319,000 75% of ARV, the ceiling | $352,500 Down payment, before closing costs | $26,000 For illustration only. $319,000 is below the $352,500 ceiling, so the whole loan is available. ## How experience and credit change the terms - First deal? You can still qualify. A new investor with a 720+ score is eligible for the full 90% and 100%. - Five or more flips in the past two years? You can close with no inspection and no appraisal, up to 75% of ARV. - Score under 720? Programs run down to 600, with less leverage. Experience is counted as properties you bought and sold in the past 24 months that were acquired within the past 36 months. ## Built around a resale - Interest-only payments while you renovate - 6 to 24 month terms - No prepayment penalty: pay off the day you sell - No income or job verification ## When a project stalls: mid-rehab loans If a renovation is under way and the money has run out, a mid-rehab loan lends on the property as it stands today and adds the funds to finish. ## What a North Texas flip involves - Foundations. North Texas sits on expansive clay that swells when wet and shrinks when dry, so foundation movement is common in older slab and pier-and-beam houses. Get a foundation inspection or an engineer’s report before you set the rehab budget. - Roofs and insurance. Hail and wind drive insurance costs across the metroplex, and an older roof can raise the premium or limit coverage. Parts of the area along the Trinity River and its creeks are in FEMA flood zones. Get insurance quotes before you make an offer. - Property tax while you hold. Texas has no state income tax, so local governments rely on property tax, and combined rates in Dallas–Fort Worth are often around 2% of value or more. Investment property gets no homestead exemption. For the 2024 to 2026 tax years, the taxable value of non-homestead property worth $5 million or less can rise no more than 20% a year, but the limit resets when the property is sold, so a new buyer is taxed on full market value. - Low closing taxes. Texas has no state or local transfer tax and no mortgage recording tax, so closing costs are lower than in many states. Title insurance premiums are set by the Texas Department of Insurance, and closings are handled by a title company. - Permits and historic districts. Each city runs its own permit office. Dallas has historic districts in East Dallas and Oak Cliff, including Swiss Avenue, Munger Place, Junius Heights and Winnetka Heights, and Fort Worth has districts such as Fairmount and Ryan Place. Exterior work in a historic district needs approval from the city’s landmark or historic preservation commission as well as a building permit. - Where the deals are. Oak Cliff, Pleasant Grove, South Dallas and Lake Highlands in Dallas; East Fort Worth, Polytechnic and Riverside in Fort Worth; and older neighborhoods in Garland, Mesquite, Irving and Arlington. ## Documents we ask for - Loan application - Signed purchase contract, or the settlement statement from your purchase if you are refinancing - A rehab budget broken into line items with a clear scope of work - Contact details for your insurance agent and title company - For an LLC: articles of organization (certificate of formation in Texas), EIN letter and company agreement - For experienced investors: your projects from the last 3 years with settlement statements The full list is in our [hard money loan document checklist](https://dallasfixandfliploans.com/hard-money-loans-document-list/). ## Fix and flip loans: common questions ### How much of a fix and flip will you finance in Dallas? As much as 90% of the purchase price and 100% of the renovation budget, provided the total loan is no more than 70 to 75% of the after-repair value. Those figures apply to borrowers with a credit score of 720 or higher. ### How quickly can a fix and flip loan close in Texas? The average is up to 21 days. Once title work and insurance are ready, a loan can close in about 7 days at your title company. ### Do I need flipping experience? No. First-time investors can qualify. Investors who have completed 5 or more flips in the past 2 years get a shorter process with no inspection or appraisal. ### Is there a transfer tax when I buy or sell in Texas? No. Texas has no transfer tax and no mortgage recording tax. Budget for title insurance, which is priced at rates set by the state, and the usual closing and recording fees. ### Should I budget for foundation work? Often, yes, especially on older houses. Expansive clay soil makes foundation repairs common in North Texas, so get an inspection before you set the rehab budget. ### Can I renovate a house and keep it as a rental instead of selling? Yes. When the work is done, a DSCR rental loan can replace the fix and flip loan, with a cash-out refinance at up to 80% loan-to-value. ### Can I use a fix and flip loan on a house I will live in? No. We lend on investment property only. ## Under contract on a flip? 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://dallasfixandfliploans.com/get-pre-qualified/) --- Source: https://dallasfixandfliploans.com/hard-money-loan-programs/ Title: Hard Money Loan Programs in Dallas | Flip, DSCR, Build Summary: Compare six loan programs for Dallas–Fort Worth investors: fix and flip, DSCR rental loans, ground-up construction, mid-rehab, portfolio and commercial. [Home](https://dallasfixandfliploans.com/) / Loan programs # Hard money loan programs for Dallas–Fort Worth investors Six loan types for investment real estate in Dallas, Fort Worth and North Texas: short-term fix and flip and construction loans, DSCR rental loans with terms up to 30 years, and mid-rehab, portfolio and commercial loans. ## Compare the programs Program | Use it for | Top leverage | Approved on [Fix and flip loans](https://dallasfixandfliploans.com/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](https://dallasfixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of single-family rentals, duplexes, townhomes 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](https://dallasfixandfliploans.com/new-construction-loans/) | Building a home, a duplex, a build-to-rent home 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](https://dallasfixandfliploans.com/hard-money-loan-programs/#mid-rehab) | 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](https://dallasfixandfliploans.com/hard-money-loan-programs/#portfolio) | 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](https://dallasfixandfliploans.com/hard-money-loan-programs/#commercial) | Multifamily, hospitality, office, industrial and retail | Priced per deal | The property and its income Actual leverage depends on credit, track record, property type and location. Loan sizes run from $75,000 to more than $10 million. ## Fix and flip loans Interest-only bridge loans for buying and renovating a property to sell. At a 720+ credit score we finance up to 90% of the price and all of the rehab, within 70 to 75% of the after-repair value. Investors with 5 or more flips in the past 2 years close without an inspection or appraisal. Scores down to 600 qualify at lower leverage. [More on fix and flip loans](https://dallasfixandfliploans.com/fix-and-flip-loans/) ## DSCR rental loans Fixed-rate loans for rental property, approved on the debt service coverage ratio and not on your own income. We lend up to 85% loan-to-value on a purchase and 80% on a cash-out refinance, on single-family rentals, duplexes to fourplexes, townhomes, condos and property owned by foreign nationals. [More on DSCR rental loans](https://dallasfixandfliploans.com/dscr-rental-loans/) ## Ground-up construction loans Financing to build at up to 90% of cost for experienced builders, inside 70 to 75% of the finished value, with up to 70% of the lot cost included. That covers new homes, build-to-rent houses, duplexes, tear-down rebuilds and small apartment buildings. First-time builder programs are available. [More on construction loans](https://dallasfixandfliploans.com/new-construction-loans/) ## Mid-rehab and completion loans Capital to finish a renovation or a build that has already started. The loan is sized on the new as-is value plus the remaining cost. Projects that ran over budget after foundation work or stalled waiting on a permit are a common fit. ## Portfolio loans One loan across several rentals. Leverage follows the single-property rental terms: up to 80% loan-to-value to purchase or refinance, and up to 75% for a cash-out. - A single closing and a single monthly payment, which trims title and closing costs - A 120% partial release, so one property can be sold or refinanced out of the group later - Many investors divide a portfolio into holds and sales and finance each group separately ## Commercial loans Multifamily, hospitality, professional office, industrial and retail shopping centers. Every commercial loan is priced on its own facts. Larger commercial loans can involve upfront costs, and we spell those out before you commit. ## True of every program - For investment property. We do not finance a home you will live in - No employment or debt-to-income review - As a rule, nothing to pay upfront apart from the appraisal, which goes to the appraiser - Not reported on your personal credit, and no cap on the number of loans - Terms from 6 months to 30 years ## Not sure which loan fits? Describe the property and what you want to do with it. We will point you to the right program and quote the leverage and pricing. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://dallasfixandfliploans.com/get-pre-qualified/) --- Source: https://dallasfixandfliploans.com/about-us/ Title: About Dallas Fix and Flip Loans | Andrew Shanti Summary: Dallas Fix and Flip Loans is the Dallas–Fort Worth division of Optimus Capital Corp, run by Andrew Shanti, in lending and real estate since 2005. [Home](https://dallasfixandfliploans.com/) / About # About Dallas Fix and Flip Loans The Dallas–Fort Worth division of Optimus Capital Corp, a relationship-driven hard money lender that works only with real estate investors. ## Who we are Dallas Fix and Flip Loans lends to real estate investors across Dallas, Fort Worth and North Texas, from Oak Cliff and East Dallas to Arlington, Plano, McKinney and Denton. We are part of Optimus Capital Corp, a nationwide hard money lender, which gives North Texas investors a lender that knows the local market and has the lending capacity of a national company. We finance fix and flips, single-family rentals, duplexes, build-to-rent homes, small multifamily, new construction, rental portfolios and commercial property. We do not finance homes that the borrower will live in. ## How we work Lending here is built on relationships. You get a clear answer on what a deal qualifies for, a loan that is pre-underwritten in-house so it funds right the first time, and a second set of eyes on your numbers before you commit to them. - Fix and flip loans average up to 21 days and can close in about 7 days once title and insurance are ready - Rental loans close in about 30 days, appraisal included - We go through the price, the budget or income, and the exit with you - No limit on how many loans one investor can hold with us ## About Optimus Capital Corp Our parent company, [Optimus Capital Corp](https://www.optimuscapitalcorp.com/), is a best-in-class, relationship-driven lender that works exclusively with real estate investors. Optimus Capital was founded in 2015 and is one of the only hard money lenders in the country that maintains a 5-star review rating. Our business model is based on the Golden Rule: do right by others over the long term. We want to knock it out of the park for you. We are a lender that has your back, with the right capital in place to get your loan over the finish line. Learn more about our parent company at [optimuscapitalcorp.com](https://www.optimuscapitalcorp.com/). ## Our other markets Optimus Capital Corp also lends through local sites in other markets. If you invest outside this area, these cover the same loan programs: - [Hilton Head Hard Money Loans](https://hiltonheadhardmoney.com/): DSCR, vacation rental and construction loans on Hilton Head Island and in Bluffton and Beaufort, South Carolina - [Charleston Hard Money Loans](https://charlestonhardmoneyloans.com/): DSCR, fix and flip and construction loans in Charleston and across South Carolina - [Gatlinburg Hard Money Loans](https://gatlinburghardmoneyloans.com/): DSCR and construction loans for rental cabins in Gatlinburg, Pigeon Forge and Sevierville, Tennessee - [Boston Fix and Flip Loans](https://bostonfixandfliploans.com/): fix and flip and rental loans in Boston and across Massachusetts - [Seattle Fix and Flip Loans](https://seattlefixandfliploans.com/): fix and flip and rental loans in Seattle and across Washington state - [Honolulu Fix and Flip Loans](https://honolulufixandfliploans.com/): fix and flip and rental loans in Honolulu and across Oahu - [Washington DC Fix and Flip Loans](https://washingtondcfixandfliploans.com/): fix and flip and rental loans in Washington, DC and the Maryland and Virginia suburbs - [New York Fix and Flip Loans](https://newyorkfixandfliploans.com/): fix and flip and rental loans in New York City, Long Island and Westchester ## Your lender ### Andrew Shanti Senior Vice President Andrew has worked in lending and real estate since 2005 as a principal, executive and investor, across residential and commercial property. His background includes off-market commercial real estate, where he has facilitated more than $25 billion in offers for clients that include high net worth individuals and hedge funds. Away from work, Andrew hangs out with his Rhodesian Ridgeback, Harley, and his Goldendoodle, Brodie, and spends time with his wife and their four cats, two guinea pigs and two rabbits. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [LinkedIn](https://www.linkedin.com/in/andrew-shanti-6a07631a/) ## 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](https://www.google.com/maps?cid=16792545801423268972). ## Loan programs Program | Use it for | Top leverage [DSCR rental loans](https://dallasfixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of single-family rentals, duplexes, townhomes and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://dallasfixandfliploans.com/new-construction-loans/) | Building a home, a duplex, a build-to-rent home or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://dallasfixandfliploans.com/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 [Portfolio and commercial loans](https://dallasfixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Talk to Andrew about your deal 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://dallasfixandfliploans.com/get-pre-qualified/) --- Source: https://dallasfixandfliploans.com/faq/ Title: Hard Money & Fix and Flip Loan FAQ for Dallas Investors Summary: Answers on hard money, fix and flip and DSCR loans in Dallas–Fort Worth: credit scores, Texas property tax, short-term rental rules and closing times. [Home](https://dallasfixandfliploans.com/) / FAQ # Hard money, fix and flip and DSCR loans in Dallas: your questions answered How investment property lending works in Dallas, Fort Worth and North Texas: what we finance, what it costs to start, credit, rentals, local rules, timing and loan size. ## Getting started ### What is a hard money loan? It is a mortgage on an investment property that is funded by private institutional investors, not a bank. The decision is based on the property and the deal: its value after renovation or construction, or whether its rent covers the payment. Your job history and debt-to-income ratio are not reviewed. ### Who is Dallas Fix and Flip Loans? Dallas Fix and Flip Loans is the Dallas–Fort Worth division of Optimus Capital Corp, a nationwide hard money lender that works only with real estate investors. It is run by Andrew Shanti, Senior Vice President, who has worked in lending and real estate since 2005. ### Where do you lend? Across the Dallas–Fort Worth metroplex: Dallas, Fort Worth, Arlington, Plano, Irving, Garland, McKinney, Denton and the cities around them in Dallas, Tarrant, Collin and Denton counties. Through Optimus Capital Corp we also lend in other states. ### What loans do you offer? Fix and flip loans, DSCR loans for rental property, ground-up construction loans, mid-rehab and completion loans, rental portfolio loans, and commercial loans on multifamily, hospitality, office, industrial and retail property. ### Who is the best lender for a fix and flip in Dallas? Choose a lender that funds most of the purchase and all of the renovation, pays draws promptly, and underwrites foundation work, insurance and Texas property taxes realistically. We lend up to 90% of the purchase and 100% of the rehab on terms of 6 to 24 months. See [investment property loans in Dallas](https://dallasfixandfliploans.com/investment-property-loans-dallas/). ### What does non-owner-occupied mean? It means the borrower will not live in the property. Flips, rentals and new builds for sale are non-owner-occupied, and they are financed with business-purpose loans. Every loan we make is on non-owner-occupied property. ### Will you finance a home I plan to live in? No. We lend on investment property only. The exception is commercial property occupied by the owner’s business. For a primary residence, a conventional NMLS-licensed mortgage broker is the right place to go. ## Cost, credit and qualifying ### Do I pay anything upfront? As a rule, no, except on large commercial loans. The one cost before closing on most loans is the appraisal, which you pay to the appraisal company. ### What credit score do I need? Programs begin at a 600 score. Fix and flip loans start at 600 with reduced leverage, while the best terms, 90% of purchase and 100% of rehab, are for scores of 720 or higher. Rental loans are available at 600 with up to 70% loan-to-value. ### Do you verify income or employment? No. We look at three things: enough cash to buy and carry the property, a property that can cover its payment now or once the work is finished, and a credit record that shows debts are paid on time. ### Will the loan show on my credit report? No. These are business-purpose loans and are not reported on personal credit like a conventional mortgage. ### How many loans can I have with you? As many as your deals support. There is no limit on the number of properties we will finance for one investor. ### Can my LLC be the borrower? Yes. We will need the certificate of formation, the IRS EIN letter, a signed company agreement showing each member’s share and, if the LLC is over a year old, a certificate of account status or good standing. ### What closing costs are specific to Texas? Texas has no state or local transfer tax and no mortgage recording tax, so closing costs are lower than in many states. Title insurance premiums are set by the Texas Department of Insurance, and closings are handled by a title company. ## Texas rentals and local rules ### What is a DSCR loan? A DSCR loan is approved on the debt service coverage ratio: the rent divided by the full monthly payment. We prefer 1.0 or higher. Strong borrowers can qualify below 1.0 with lower leverage, and a no-DSCR program exists at a higher rate. ### Can an investor run a short-term rental in Dallas? Short-term rental rules differ city by city across North Texas. Dallas adopted a ban on short-term rentals in single-family zones in 2023, but the courts have blocked its enforcement while the city appeals, and every operator must still register with the city. Fort Worth allows short-term rentals only in mixed-use, commercial and similar districts, not in residential zones, and Arlington limits them to designated areas. Because the rules can change quickly, we underwrite on long-term rent unless the address can legally host short stays. ### How are investment properties taxed in Texas? Texas has no state income tax, so local governments rely on property tax, and combined rates in Dallas–Fort Worth are often around 2% of value or more. Investment property gets no homestead exemption. For the 2024 to 2026 tax years, the taxable value of non-homestead property worth $5 million or less can rise no more than 20% a year, but the limit resets when the property is sold, so a new buyer is taxed on full market value. ### Is there rent control in Dallas? Texas law bars cities from adopting rent control, so rents follow the market. Dallas requires owners of rented single-family homes, duplexes and condos to register each year, and the city inspects each single-family rental at least once every five years. ### Why do so many North Texas houses need foundation work? North Texas sits on expansive clay that swells when wet and shrinks when dry, so foundation movement is common in older slab and pier-and-beam houses. Get a foundation inspection or an engineer’s report before you set the rehab budget. ### Do you lend to foreign nationals? Yes, through our rental loan programs. ## Timing and loan size ### How quickly can you close? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. ### Who handles the closing? In Texas, a title company handles the closing and issues the title policy. Have yours chosen when you apply. ### What are the smallest and largest loans? The minimum is $75,000. The maximum is more than $10 million. ### How long are the terms? From 6 months to 30 years. Fix and flip loans are 6 to 24 months with interest-only payments. Rental loans are fixed for 5 to 30 years. ### Are there prepayment penalties? Not on fix and flip loans. Rental loans come with a 3-year or 5-year prepayment penalty, the 5-year usually priced about 0.25 to 0.5% lower, or with no penalty at a higher rate. Something we did not cover? Call (954) 598-4564 or email andrew@optimuscapitalcorp.com. ## Have a Dallas–Fort Worth 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://dallasfixandfliploans.com/get-pre-qualified/) --- Source: https://dallasfixandfliploans.com/contact/ Title: Contact Us | Dallas Fix and Flip Loans Summary: Call (954) 598-4564 or get pre-qualified online. Tell us the property and your plan and we will reply with leverage and pricing. No obligation. [Home](https://dallasfixandfliploans.com/) / Contact # Tell us about your deal Share the property and your plan, and we will come back with leverage and pricing. There is no obligation. ## Reach us directly - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://dallasfixandfliploans.com/get-pre-qualified/) ## Useful to have ready - Property address and type, and whether it is tenant-occupied - Purchase price, or today’s value if you are refinancing - Rehab or construction budget, if there is one - The lease or projected rent, for a rental - A rough credit score and how many deals you have done ## After you send the form - You receive an email confirming your details reached us. - We follow up with a text message. - Andrew or a member of the Optimus Capital team calls to talk through your scenario. We lend on investment property in Dallas, Fort Worth and North Texas. We do not finance homes the borrower will live in. ## Deal form By sending the form you agree to be contacted about your request. See the [privacy policy](https://optimuscapitalcorp.com/privacy-policy). --- Source: https://dallasfixandfliploans.com/areas-we-serve/ Title: Areas We Serve | Dallas, Fort Worth & North Texas Summary: Hard money, fix and flip and DSCR loans in Dallas, Fort Worth, Arlington, Plano, Irving, Garland, McKinney and Denton. [Home](https://dallasfixandfliploans.com/) / Areas we serve # Where we lend: Dallas, Fort Worth and North Texas Dallas, Fort Worth and Arlington, plus the fast-growing cities of Collin and Denton counties and the rest of the Dallas–Fort Worth metroplex. ## Local guides Market | County | What investors buy there [Dallas](https://dallasfixandfliploans.com/dallas-tx/) | Dallas, Collin, Denton | Bungalows and ranch houses to renovate, duplexes, infill new construction [Fort Worth](https://dallasfixandfliploans.com/fort-worth-tx/) | Tarrant | Older houses near downtown to renovate, rentals, build-to-rent [Arlington](https://dallasfixandfliploans.com/arlington-tx/) | Tarrant | Ranch houses to update, rentals near UT Arlington [Plano](https://dallasfixandfliploans.com/plano-tx/) | Collin | 1970s and 1980s homes to update, higher-priced rentals [Irving](https://dallasfixandfliploans.com/irving-tx/) | Dallas | Older homes in south Irving, rentals near Las Colinas [Garland](https://dallasfixandfliploans.com/garland-tx/) | Dallas | Mid-century ranch houses at lower prices, long-term rentals [McKinney](https://dallasfixandfliploans.com/mckinney-tx/) | Collin | Historic homes downtown, new construction and newer rentals [Denton](https://dallasfixandfliploans.com/denton-tx/) | Denton | Student and workforce rentals near UNT and TWU ## Anywhere in the metroplex You do not need to be in one of those markets. We lend across Dallas, Tarrant, Collin and Denton counties and the surrounding area, and through Optimus Capital Corp we also finance property in other states. ## What to know about lending here - Property tax. Texas has no state income tax, so local governments rely on property tax, and combined rates in Dallas–Fort Worth are often around 2% of value or more. Investment property gets no homestead exemption. For the 2024 to 2026 tax years, the taxable value of non-homestead property worth $5 million or less can rise no more than 20% a year, but the limit resets when the property is sold, so a new buyer is taxed on full market value. - Closing costs. Texas has no state or local transfer tax and no mortgage recording tax, so closing costs are lower than in many states. Title insurance premiums are set by the Texas Department of Insurance, and closings are handled by a title company. - Foundations. North Texas sits on expansive clay that swells when wet and shrinks when dry, so foundation movement is common in older slab and pier-and-beam houses. Get a foundation inspection or an engineer’s report before you set the rehab budget. - Insurance. Hail and wind drive insurance costs across the metroplex, and an older roof can raise the premium or limit coverage. Parts of the area along the Trinity River and its creeks are in FEMA flood zones. Get insurance quotes before you make an offer. - Short-term rentals. Short-term rental rules differ city by city across North Texas. Dallas adopted a ban on short-term rentals in single-family zones in 2023, but the courts have blocked its enforcement while the city appeals, and every operator must still register with the city. Fort Worth allows short-term rentals only in mixed-use, commercial and similar districts, not in residential zones, and Arlington limits them to designated areas. Because the rules can change quickly, we underwrite on long-term rent unless the address can legally host short stays. - Rental rules. Texas law bars cities from adopting rent control, so rents follow the market. Dallas requires owners of rented single-family homes, duplexes and condos to register each year, and the city inspects each single-family rental at least once every five years. ## Loan programs available everywhere we lend Program | Use it for | Top leverage [DSCR rental loans](https://dallasfixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of single-family rentals, duplexes, townhomes and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://dallasfixandfliploans.com/new-construction-loans/) | Building a home, a duplex, a build-to-rent home or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://dallasfixandfliploans.com/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 [Portfolio and commercial loans](https://dallasfixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Have a Dallas–Fort Worth 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://dallasfixandfliploans.com/get-pre-qualified/) --- Source: https://dallasfixandfliploans.com/get-pre-qualified/ Title: Get Pre-Qualified | Dallas Fix and Flip Loans Summary: Get pre-qualified for a fix and flip, DSCR rental or construction loan on your Dallas–Fort Worth investment property. No cost, no obligation. [Home](https://dallasfixandfliploans.com/) / Get pre-qualified # Get pre-qualified Tell us about the property and your plan. Andrew Shanti will review it and come back to you with the leverage and pricing your deal qualifies for. There is no cost and no obligation. Full name (required) Email (required) Phone (required) Loan type (required)Select oneFix and flipDSCR rental loan: purchaseDSCR rental loan: cash-out refinanceGround-up constructionPortfolio or commercialNot sure yet Property city Purchase price or current value Estimated credit scoreSelect one720 or higher680 to 719640 to 679600 to 639Below 600Not sure Investment deals in the last 2 yearsSelect oneNone yet1 to 23 to 45 or more Anything else we should know? Get pre-qualified ## Thank you. Your request is in. Andrew will review your deal and get back to you with the leverage and pricing it qualifies for. For anything urgent, call (954) 598-4564. ## What happens next - Your details go straight to Andrew. - He reviews the deal and runs the numbers. - You hear back with the leverage and pricing available, and the next steps. ## Prefer to talk? - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com We lend on non-owner-occupied investment property in Dallas, Fort Worth and North Texas. We do not finance homes the borrower will live in. --- Source: https://dallasfixandfliploans.com/dallas-tx/ Title: Dallas, TX Hard Money & Fix and Flip Loans Summary: Fix and flip, DSCR rental and construction loans for Dallas, TX investors. 90% of purchase and 100% of rehab on flips, up to 85% LTV on rentals. [Home](https://dallasfixandfliploans.com/) / [Areas we serve](https://dallasfixandfliploans.com/areas-we-serve/) / Dallas, TX # Hard money and fix and flip loans in Dallas, Texas Loans for bungalow and ranch house renovations, duplexes, rentals and infill new construction across the City of Dallas. [Get pre-qualified](https://dallasfixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## The Dallas market for investors Dallas is the center of one of the fastest-growing metro areas in the country, with steady job growth and population gains that keep demand high for both rentals and renovated homes. Its housing ranges from 1920s bungalows and Tudors in Oak Cliff and East Dallas to postwar ranch houses across the city. Investors renovate dated houses for resale, hold single-family rentals and duplexes, and build new homes and townhomes on infill lots near downtown. Dallas has more rules for landlords than most Texas cities, from annual rental registration to historic district review, so a local plan helps. ## Neighborhoods investors ask about - Oak Cliff, Kessler Park and Winnetka Heights: older homes near the Bishop Arts District, some in historic districts - East Dallas, Lakewood and the M Streets: higher-priced bungalows and Tudors, much of the area under conservation or historic rules - Pleasant Grove and Southeast Dallas: lower-priced ranch houses to renovate and rent - South Dallas and Fair Park: lower entry prices and infill lots - Lake Highlands and Northwest Dallas: 1950s to 1970s homes ready for updates ## Plan for these on a Dallas deal - Investment property gets no homestead exemption, and combined property tax rates in the metroplex are often around 2% of value or more. For 2024 to 2026 the taxable value of non-homestead property worth $5 million or less can rise no more than 20% a year, but the limit resets when the property sells. Budget with full market value. - Texas has no transfer tax and no mortgage recording tax, so closing costs are mostly title insurance, at rates set by the state, and recording and lender fees. - Dallas requires owners of rented single-family homes, duplexes and condos to register each year, and the city inspects each single-family rental at least once every five years. - Dallas’s 2023 ban on short-term rentals in single-family zones has been blocked by the courts while the city appeals, and operators must still register. Underwrite on long-term rent unless the address can legally host short-term rentals. - Exterior work in historic districts such as Swiss Avenue, Munger Place, Junius Heights and Winnetka Heights needs a certificate of appropriateness from the Landmark Commission. - Expansive clay soil makes foundation movement common. Get a foundation inspection before you set the rehab budget. ## Loans available in Dallas Program | Use it for | Top leverage [DSCR rental loans](https://dallasfixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of single-family rentals, duplexes, townhomes and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://dallasfixandfliploans.com/new-construction-loans/) | Building a home, a duplex, a build-to-rent home or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://dallasfixandfliploans.com/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 [Portfolio and commercial loans](https://dallasfixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Dallas hard money loans: common questions ### Do you offer hard money loans in Dallas? Yes. Dallas is our focus market. We finance fix and flips at up to 90% of purchase and 100% of rehab, rentals at up to 85% loan-to-value, and ground-up construction at up to 90% of cost for experienced builders. ### Do I need to register a Dallas rental? Yes. Rented single-family homes, duplexes and condos must be registered with the city every year. ### Can I rent a Dallas investment property on Airbnb? The city’s ban in single-family zones has been blocked in court for now, but the case is on appeal and registration is required. We underwrite on long-term rent unless the address can clearly host short stays. ### How fast can a loan close in Dallas? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are handled by a Texas title company. ## Other markets we serve - [Fort Worth, TX](https://dallasfixandfliploans.com/fort-worth-tx/) - [Arlington, TX](https://dallasfixandfliploans.com/arlington-tx/) - [Plano, TX](https://dallasfixandfliploans.com/plano-tx/) - [Irving, TX](https://dallasfixandfliploans.com/irving-tx/) - [Garland, TX](https://dallasfixandfliploans.com/garland-tx/) - [McKinney, TX](https://dallasfixandfliploans.com/mckinney-tx/) - [Denton, TX](https://dallasfixandfliploans.com/denton-tx/) - [All service areas](https://dallasfixandfliploans.com/areas-we-serve/) ## Looking at a property in Dallas? 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://dallasfixandfliploans.com/get-pre-qualified/) --- Source: https://dallasfixandfliploans.com/fort-worth-tx/ Title: Fort Worth, TX Hard Money & Fix and Flip Loans Summary: Fix and flip, DSCR rental and construction loans for Fort Worth, TX investors. 90% of purchase and 100% of rehab on flips, up to 85% LTV on rentals. [Home](https://dallasfixandfliploans.com/) / [Areas we serve](https://dallasfixandfliploans.com/areas-we-serve/) / Fort Worth, TX # Hard money and fix and flip loans in Fort Worth, Texas Financing for older houses near downtown, single-family rentals and build-to-rent new construction across Fort Worth. [Get pre-qualified](https://dallasfixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## The Fort Worth market for investors Fort Worth is one of the largest cities in Texas and one of the fastest-growing, with new subdivisions on its north and west sides and older neighborhoods close to downtown, the Medical District and Texas Christian University. Investors renovate older houses in established neighborhoods, hold single-family rentals, and build new homes to sell or rent on the city’s edges. Fort Worth keeps short-term rentals out of residential zones, so most rental deals are underwritten on long-term rent. ## Neighborhoods investors ask about - Fairmount, Near Southside and Ryan Place: historic homes near the Medical District - Polytechnic, Riverside and East Fort Worth: lower-priced homes to renovate - Arlington Heights and Westover Hills area: higher-priced homes on the west side - North Fort Worth and Alliance: newer subdivisions and build-to-rent ## Plan for these on a Fort Worth deal - Investment property gets no homestead exemption, and combined property tax rates in the metroplex are often around 2% of value or more. For 2024 to 2026 the taxable value of non-homestead property worth $5 million or less can rise no more than 20% a year, but the limit resets when the property sells. Budget with full market value. - Texas has no transfer tax and no mortgage recording tax, so closing costs are mostly title insurance, at rates set by the state, and recording and lender fees. - Fort Worth allows short-term rentals only in mixed-use, commercial and similar zoning districts, not in residential zones, and a court has upheld the rule. - Exterior work in historic districts such as Fairmount needs approval from the city’s historic preservation commission. - Expansive clay soil makes foundation movement common. Get a foundation inspection before you set the rehab budget. - Hail and wind drive insurance costs, and an older roof can raise the premium. Get a quote before you make an offer. ## Loans available in Fort Worth Program | Use it for | Top leverage [DSCR rental loans](https://dallasfixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of single-family rentals, duplexes, townhomes and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://dallasfixandfliploans.com/new-construction-loans/) | Building a home, a duplex, a build-to-rent home or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://dallasfixandfliploans.com/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 [Portfolio and commercial loans](https://dallasfixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Fort Worth hard money loans: common questions ### Do you lend in Fort Worth? Yes. We finance fix and flips, rentals and construction across Fort Worth and Tarrant County. ### Can I run a short-term rental in a Fort Worth neighborhood? Not in residential zones. Fort Worth allows short-term rentals only in mixed-use, commercial and similar districts, so we underwrite neighborhood houses on long-term rent. ### How fast can a loan close in Fort Worth? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are handled by a Texas title company. ## Other markets we serve - [Dallas, TX](https://dallasfixandfliploans.com/dallas-tx/) - [Arlington, TX](https://dallasfixandfliploans.com/arlington-tx/) - [Plano, TX](https://dallasfixandfliploans.com/plano-tx/) - [Irving, TX](https://dallasfixandfliploans.com/irving-tx/) - [Garland, TX](https://dallasfixandfliploans.com/garland-tx/) - [McKinney, TX](https://dallasfixandfliploans.com/mckinney-tx/) - [Denton, TX](https://dallasfixandfliploans.com/denton-tx/) - [All service areas](https://dallasfixandfliploans.com/areas-we-serve/) ## Looking at a property in Fort Worth? 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://dallasfixandfliploans.com/get-pre-qualified/) --- Source: https://dallasfixandfliploans.com/arlington-tx/ Title: Arlington, TX Hard Money & Fix and Flip Loans Summary: Fix and flip, DSCR rental and construction loans for Arlington, TX investors. 90% of purchase and 100% of rehab on flips, up to 85% LTV on rentals. [Home](https://dallasfixandfliploans.com/) / [Areas we serve](https://dallasfixandfliploans.com/areas-we-serve/) / Arlington, TX # Hard money and fix and flip loans in Arlington, Texas Loans for ranch houses to update, rentals near UT Arlington and new construction in Arlington. [Get pre-qualified](https://dallasfixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## The Arlington market for investors Arlington sits between Dallas and Fort Worth and is home to the University of Texas at Arlington and the entertainment district around the Cowboys’ and Rangers’ stadiums. Much of its housing is single-family homes built from the 1960s through the 1990s. Investors update dated ranch houses for resale and hold rentals for university staff, students and the city’s workforce. ## Areas investors ask about - Central Arlington and near UT Arlington: older homes and student and staff rentals - East Arlington: lower-priced homes to renovate - South Arlington: newer subdivisions with association dues ## Plan for these on a Arlington deal - Investment property gets no homestead exemption, and combined property tax rates in the metroplex are often around 2% of value or more. For 2024 to 2026 the taxable value of non-homestead property worth $5 million or less can rise no more than 20% a year, but the limit resets when the property sells. Budget with full market value. - Texas has no transfer tax and no mortgage recording tax, so closing costs are mostly title insurance, at rates set by the state, and recording and lender fees. - Arlington limits short-term rentals to designated areas. Underwrite on long-term rent unless the address can legally host short-term rentals. - Expansive clay soil makes foundation movement common. Get a foundation inspection before you set the rehab budget. - Hail and wind drive insurance costs, and an older roof can raise the premium. Get a quote before you make an offer. ## Loans available in Arlington Program | Use it for | Top leverage [DSCR rental loans](https://dallasfixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of single-family rentals, duplexes, townhomes and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://dallasfixandfliploans.com/new-construction-loans/) | Building a home, a duplex, a build-to-rent home or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://dallasfixandfliploans.com/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 [Portfolio and commercial loans](https://dallasfixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Arlington hard money loans: common questions ### Do you finance rentals near UT Arlington? Yes. We lend up to 85% loan-to-value on a rental purchase, qualified on the market rent. ### Do you lend on flips in Arlington? Yes, at up to 90% of the purchase and 100% of the rehab at a 720+ credit score. ### How fast can a loan close in Arlington? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are handled by a Texas title company. ## Other markets we serve - [Dallas, TX](https://dallasfixandfliploans.com/dallas-tx/) - [Fort Worth, TX](https://dallasfixandfliploans.com/fort-worth-tx/) - [Plano, TX](https://dallasfixandfliploans.com/plano-tx/) - [Irving, TX](https://dallasfixandfliploans.com/irving-tx/) - [Garland, TX](https://dallasfixandfliploans.com/garland-tx/) - [McKinney, TX](https://dallasfixandfliploans.com/mckinney-tx/) - [Denton, TX](https://dallasfixandfliploans.com/denton-tx/) - [All service areas](https://dallasfixandfliploans.com/areas-we-serve/) ## Looking at a property in Arlington? 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://dallasfixandfliploans.com/get-pre-qualified/) --- Source: https://dallasfixandfliploans.com/plano-tx/ Title: Plano, TX Hard Money & Fix and Flip Loans Summary: Fix and flip, DSCR rental and construction loans for Plano, TX investors. 90% of purchase and 100% of rehab on flips, up to 85% LTV on rentals. [Home](https://dallasfixandfliploans.com/) / [Areas we serve](https://dallasfixandfliploans.com/areas-we-serve/) / Plano, TX # Hard money and fix and flip loans in Plano, Texas Financing for 1970s and 1980s homes to update and higher-priced rentals in Plano. [Get pre-qualified](https://dallasfixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## The Plano market for investors Plano is a major corporate center in Collin County, with large employers along the Dallas North Tollway and the Legacy area. Its east side has older homes from the 1970s and 1980s, while the west side is newer and higher-priced. Investors update dated homes in east and central Plano for resale and hold rentals that draw corporate and professional tenants. ## Areas investors ask about - East Plano and downtown Plano: older homes near the DART rail line - Central Plano: 1980s homes ready for updates - West Plano and Legacy: higher-priced homes near corporate campuses ## Plan for these on a Plano deal - Investment property gets no homestead exemption, and combined property tax rates in the metroplex are often around 2% of value or more. For 2024 to 2026 the taxable value of non-homestead property worth $5 million or less can rise no more than 20% a year, but the limit resets when the property sells. Budget with full market value. - Texas has no transfer tax and no mortgage recording tax, so closing costs are mostly title insurance, at rates set by the state, and recording and lender fees. - Many Plano neighborhoods have homeowners associations. Their dues count in the payment for a DSCR loan, and some restrict rentals. - Expansive clay soil makes foundation movement common. Get a foundation inspection before you set the rehab budget. ## Loans available in Plano Program | Use it for | Top leverage [DSCR rental loans](https://dallasfixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of single-family rentals, duplexes, townhomes and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://dallasfixandfliploans.com/new-construction-loans/) | Building a home, a duplex, a build-to-rent home or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://dallasfixandfliploans.com/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 [Portfolio and commercial loans](https://dallasfixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Plano hard money loans: common questions ### Do you lend in Plano? Yes. We finance fix and flips, rentals and construction across Plano and Collin County. ### Do you finance higher-priced rentals? Yes. Loans run to more than $10 million, and the rental is qualified on its market rent. ### How fast can a loan close in Plano? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are handled by a Texas title company. ## Other markets we serve - [Dallas, TX](https://dallasfixandfliploans.com/dallas-tx/) - [Fort Worth, TX](https://dallasfixandfliploans.com/fort-worth-tx/) - [Arlington, TX](https://dallasfixandfliploans.com/arlington-tx/) - [Irving, TX](https://dallasfixandfliploans.com/irving-tx/) - [Garland, TX](https://dallasfixandfliploans.com/garland-tx/) - [McKinney, TX](https://dallasfixandfliploans.com/mckinney-tx/) - [Denton, TX](https://dallasfixandfliploans.com/denton-tx/) - [All service areas](https://dallasfixandfliploans.com/areas-we-serve/) ## Looking at a property in Plano? 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://dallasfixandfliploans.com/get-pre-qualified/) --- Source: https://dallasfixandfliploans.com/irving-tx/ Title: Irving, TX Hard Money & Fix and Flip Loans Summary: Fix and flip, DSCR rental and construction loans for Irving, TX investors. 90% of purchase and 100% of rehab on flips, up to 85% LTV on rentals. [Home](https://dallasfixandfliploans.com/) / [Areas we serve](https://dallasfixandfliploans.com/areas-we-serve/) / Irving, TX # Hard money and fix and flip loans in Irving, Texas Loans for older homes in south Irving, rentals near Las Colinas and new construction in Irving. [Get pre-qualified](https://dallasfixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## The Irving market for investors Irving sits between Dallas and DFW International Airport and includes the Las Colinas business district. South Irving has older single-family homes, while Las Colinas and the north side are newer. Investors renovate dated homes in south Irving and hold rentals for the area’s large airport, corporate and logistics workforce. ## Areas investors ask about - South Irving: older ranch homes to renovate - Las Colinas: condos, townhomes and newer homes - North Irving and Valley Ranch: newer homes with association dues ## Plan for these on a Irving deal - Investment property gets no homestead exemption, and combined property tax rates in the metroplex are often around 2% of value or more. For 2024 to 2026 the taxable value of non-homestead property worth $5 million or less can rise no more than 20% a year, but the limit resets when the property sells. Budget with full market value. - Texas has no transfer tax and no mortgage recording tax, so closing costs are mostly title insurance, at rates set by the state, and recording and lender fees. - Expansive clay soil makes foundation movement common. Get a foundation inspection before you set the rehab budget. - Parts of Irving near the Trinity River and its creeks are in flood zones. Check the FEMA flood zone before you make an offer. Where flood insurance is required, the premium is part of the payment. ## Loans available in Irving Program | Use it for | Top leverage [DSCR rental loans](https://dallasfixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of single-family rentals, duplexes, townhomes and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://dallasfixandfliploans.com/new-construction-loans/) | Building a home, a duplex, a build-to-rent home or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://dallasfixandfliploans.com/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 [Portfolio and commercial loans](https://dallasfixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Irving hard money loans: common questions ### Do you lend in Irving? Yes. We finance fix and flips, rentals and construction across Irving. ### Do you lend on Las Colinas condos? Yes, as investment property, including non-warrantable condos. ### How fast can a loan close in Irving? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are handled by a Texas title company. ## Other markets we serve - [Dallas, TX](https://dallasfixandfliploans.com/dallas-tx/) - [Fort Worth, TX](https://dallasfixandfliploans.com/fort-worth-tx/) - [Arlington, TX](https://dallasfixandfliploans.com/arlington-tx/) - [Plano, TX](https://dallasfixandfliploans.com/plano-tx/) - [Garland, TX](https://dallasfixandfliploans.com/garland-tx/) - [McKinney, TX](https://dallasfixandfliploans.com/mckinney-tx/) - [Denton, TX](https://dallasfixandfliploans.com/denton-tx/) - [All service areas](https://dallasfixandfliploans.com/areas-we-serve/) ## Looking at a property in Irving? 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://dallasfixandfliploans.com/get-pre-qualified/) --- Source: https://dallasfixandfliploans.com/garland-tx/ Title: Garland, TX Hard Money & Fix and Flip Loans Summary: Fix and flip, DSCR rental and construction loans for Garland, TX investors. 90% of purchase and 100% of rehab on flips, up to 85% LTV on rentals. [Home](https://dallasfixandfliploans.com/) / [Areas we serve](https://dallasfixandfliploans.com/areas-we-serve/) / Garland, TX # Hard money and fix and flip loans in Garland, Texas Financing for mid-century ranch houses to renovate and long-term rentals in Garland. [Get pre-qualified](https://dallasfixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## The Garland market for investors Garland, northeast of Dallas, has a large stock of single-family homes built from the 1950s through the 1980s at prices below much of the metroplex. That makes it a steady market for renovations and long-term rentals. Investors update dated ranch houses for resale and hold single-family rentals for the area’s workforce. ## Areas investors ask about - Central and south Garland: older ranch homes to renovate - Near Lake Ray Hubbard: higher-priced homes on the east side - North Garland: 1970s and 1980s homes near the George Bush Turnpike ## Plan for these on a Garland deal - Investment property gets no homestead exemption, and combined property tax rates in the metroplex are often around 2% of value or more. For 2024 to 2026 the taxable value of non-homestead property worth $5 million or less can rise no more than 20% a year, but the limit resets when the property sells. Budget with full market value. - Texas has no transfer tax and no mortgage recording tax, so closing costs are mostly title insurance, at rates set by the state, and recording and lender fees. - Expansive clay soil makes foundation movement common. Get a foundation inspection before you set the rehab budget. - Hail and wind drive insurance costs, and an older roof can raise the premium. Get a quote before you make an offer. ## Loans available in Garland Program | Use it for | Top leverage [DSCR rental loans](https://dallasfixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of single-family rentals, duplexes, townhomes and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://dallasfixandfliploans.com/new-construction-loans/) | Building a home, a duplex, a build-to-rent home or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://dallasfixandfliploans.com/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 [Portfolio and commercial loans](https://dallasfixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Garland hard money loans: common questions ### Do you lend in Garland? Yes. We finance fix and flips and rentals across Garland. ### Do you finance single-family rentals in Garland? Yes. We lend up to 85% loan-to-value on a purchase and 80% on a cash-out refinance, qualified on the rent. ### How fast can a loan close in Garland? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are handled by a Texas title company. ## Other markets we serve - [Dallas, TX](https://dallasfixandfliploans.com/dallas-tx/) - [Fort Worth, TX](https://dallasfixandfliploans.com/fort-worth-tx/) - [Arlington, TX](https://dallasfixandfliploans.com/arlington-tx/) - [Plano, TX](https://dallasfixandfliploans.com/plano-tx/) - [Irving, TX](https://dallasfixandfliploans.com/irving-tx/) - [McKinney, TX](https://dallasfixandfliploans.com/mckinney-tx/) - [Denton, TX](https://dallasfixandfliploans.com/denton-tx/) - [All service areas](https://dallasfixandfliploans.com/areas-we-serve/) ## Looking at a property in Garland? 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://dallasfixandfliploans.com/get-pre-qualified/) --- Source: https://dallasfixandfliploans.com/mckinney-tx/ Title: McKinney, TX Hard Money & Fix and Flip Loans Summary: Fix and flip, DSCR rental and construction loans for McKinney, TX investors. 90% of purchase and 100% of rehab on flips, up to 85% LTV on rentals. [Home](https://dallasfixandfliploans.com/) / [Areas we serve](https://dallasfixandfliploans.com/areas-we-serve/) / McKinney, TX # Hard money and fix and flip loans in McKinney, Texas Loans for historic homes downtown, new construction and rentals in McKinney. [Get pre-qualified](https://dallasfixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## The McKinney market for investors McKinney, the seat of Collin County, is one of the fastest-growing cities in the country. Its historic downtown is surrounded by older homes, and new subdivisions continue to spread across the north and west. Investors renovate historic and older homes near downtown, build new homes, and hold newer rentals in fast-growing areas. ## Areas investors ask about - Historic downtown McKinney: older and historic homes, some in a historic district - East McKinney: lower-priced homes to renovate - North and west McKinney: new construction and newer rentals ## Plan for these on a McKinney deal - Investment property gets no homestead exemption, and combined property tax rates in the metroplex are often around 2% of value or more. For 2024 to 2026 the taxable value of non-homestead property worth $5 million or less can rise no more than 20% a year, but the limit resets when the property sells. Budget with full market value. - Texas has no transfer tax and no mortgage recording tax, so closing costs are mostly title insurance, at rates set by the state, and recording and lender fees. - Exterior work on homes in McKinney’s historic districts needs city review. Allow time for it in the schedule. - Newer subdivisions usually have homeowners association dues, which count in the payment. ## Loans available in McKinney Program | Use it for | Top leverage [DSCR rental loans](https://dallasfixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of single-family rentals, duplexes, townhomes and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://dallasfixandfliploans.com/new-construction-loans/) | Building a home, a duplex, a build-to-rent home or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://dallasfixandfliploans.com/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 [Portfolio and commercial loans](https://dallasfixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## McKinney hard money loans: common questions ### Do you finance new construction in McKinney? Yes, at up to 90% of cost for experienced builders, with the lot included. ### Do you lend on historic homes near downtown McKinney? Yes, as fix and flip or rental loans on investment property. ### How fast can a loan close in McKinney? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are handled by a Texas title company. ## Other markets we serve - [Dallas, TX](https://dallasfixandfliploans.com/dallas-tx/) - [Fort Worth, TX](https://dallasfixandfliploans.com/fort-worth-tx/) - [Arlington, TX](https://dallasfixandfliploans.com/arlington-tx/) - [Plano, TX](https://dallasfixandfliploans.com/plano-tx/) - [Irving, TX](https://dallasfixandfliploans.com/irving-tx/) - [Garland, TX](https://dallasfixandfliploans.com/garland-tx/) - [Denton, TX](https://dallasfixandfliploans.com/denton-tx/) - [All service areas](https://dallasfixandfliploans.com/areas-we-serve/) ## Looking at a property in McKinney? 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://dallasfixandfliploans.com/get-pre-qualified/) --- Source: https://dallasfixandfliploans.com/denton-tx/ Title: Denton, TX Hard Money & Fix and Flip Loans Summary: Fix and flip, DSCR rental and construction loans for Denton, TX investors. 90% of purchase and 100% of rehab on flips, up to 85% LTV on rentals. [Home](https://dallasfixandfliploans.com/) / [Areas we serve](https://dallasfixandfliploans.com/areas-we-serve/) / Denton, TX # Hard money and fix and flip loans in Denton, Texas Financing for student and workforce rentals near UNT and TWU, renovations and new construction in Denton. [Get pre-qualified](https://dallasfixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## The Denton market for investors Denton is home to the University of North Texas and Texas Woman’s University, which together keep rental demand strong near campus. The city also has a historic downtown square and fast growth on its edges. Investors hold rentals for students and staff, renovate older homes near downtown, and build new homes and duplexes where zoning allows. ## Areas investors ask about - Near UNT and TWU: student and staff rentals - Around the downtown square: older homes to renovate - South and east Denton: newer homes and new construction ## Plan for these on a Denton deal - Investment property gets no homestead exemption, and combined property tax rates in the metroplex are often around 2% of value or more. For 2024 to 2026 the taxable value of non-homestead property worth $5 million or less can rise no more than 20% a year, but the limit resets when the property sells. Budget with full market value. - Texas has no transfer tax and no mortgage recording tax, so closing costs are mostly title insurance, at rates set by the state, and recording and lender fees. - Rentals near campus often turn over each year. We qualify on market rent from the appraisal. - Expansive clay soil makes foundation movement common. Get a foundation inspection before you set the rehab budget. ## Loans available in Denton Program | Use it for | Top leverage [DSCR rental loans](https://dallasfixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of single-family rentals, duplexes, townhomes and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://dallasfixandfliploans.com/new-construction-loans/) | Building a home, a duplex, a build-to-rent home or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://dallasfixandfliploans.com/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 [Portfolio and commercial loans](https://dallasfixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Denton hard money loans: common questions ### Do you finance student rentals in Denton? Yes. We lend up to 85% loan-to-value on a rental purchase, qualified on the market rent. ### Do you lend on duplexes in Denton? Yes. Both units’ rent counts toward a DSCR loan. ### How fast can a loan close in Denton? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are handled by a Texas title company. ## Other markets we serve - [Dallas, TX](https://dallasfixandfliploans.com/dallas-tx/) - [Fort Worth, TX](https://dallasfixandfliploans.com/fort-worth-tx/) - [Arlington, TX](https://dallasfixandfliploans.com/arlington-tx/) - [Plano, TX](https://dallasfixandfliploans.com/plano-tx/) - [Irving, TX](https://dallasfixandfliploans.com/irving-tx/) - [Garland, TX](https://dallasfixandfliploans.com/garland-tx/) - [McKinney, TX](https://dallasfixandfliploans.com/mckinney-tx/) - [All service areas](https://dallasfixandfliploans.com/areas-we-serve/) ## Looking at a property in Denton? 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://dallasfixandfliploans.com/get-pre-qualified/) --- Source: https://dallasfixandfliploans.com/blog/ Title: Dallas Investor Guides & Blog | Dallas Fix and Flip Loans Summary: Guides for Dallas–Fort Worth real estate investors: flips, Texas property taxes, short-term rental rules, foundation repairs and DSCR loans. [Home](https://dallasfixandfliploans.com/) / Blog # Guides for Dallas–Fort Worth real estate investors Plain-language articles on North Texas flips, property taxes, short-term rental rules, foundations and DSCR loans in the Dallas–Fort Worth area. - ## [Cost Segregation for Dallas Rental Property: Bigger Deductions in Year One](https://dallasfixandfliploans.com/cost-segregation-dallas-rental-property/) How a cost segregation study front-loads depreciation on a Dallas–Fort Worth rental, what 100% bonus depreciation changes, and why Texas makes the benefit simpler. - ## [Fix and Flip Loans in Dallas: How to Finance a House Renovation](https://dallasfixandfliploans.com/fix-and-flip-loans-dallas-guide/) How a fix and flip loan is sized on a Dallas–Fort Worth house, what foundations, roofs, insurance and property taxes do to the budget, and how to plan the exit. - ## [Texas Property Tax for Real Estate Investors: What to Budget For](https://dallasfixandfliploans.com/texas-property-tax-investors/) How Texas taxes investment property, why there is no homestead exemption on a rental, how the 20% limit on non-homestead property works, and how to protest your value. - ## [Short-Term Rental Rules in Dallas, Fort Worth and Arlington](https://dallasfixandfliploans.com/dallas-short-term-rental-rules-investors/) Where short-term rentals stand in Dallas, Fort Worth and Arlington, why the rules are in flux, and how we underwrite a North Texas rental. - ## [Foundation Repair on North Texas Flips and Rentals: A Guide for Investors](https://dallasfixandfliploans.com/foundation-repair-dallas-investors/) Why expansive clay makes foundation work common in Dallas–Fort Worth, how to spot it, how to budget for it on a flip, and how it affects financing. - ## [DSCR Loans for Dallas–Fort Worth Rental Property: How They Work](https://dallasfixandfliploans.com/dscr-loans-dallas-rental-property/) How a DSCR loan qualifies a North Texas rental on its rent, why property tax and insurance decide the ratio, and how to make the numbers work. - ## [Hard Money Loan Document Checklist](https://dallasfixandfliploans.com/hard-money-loans-document-list/) What to gather for a rental (DSCR) loan, a new construction loan and a fix and flip loan, divided into one-time documents and documents for each deal. ## Have a Dallas–Fort Worth 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://dallasfixandfliploans.com/get-pre-qualified/) --- Source: https://dallasfixandfliploans.com/cost-segregation-dallas-rental-property/ Title: Cost Segregation for Dallas–Fort Worth Rentals (2026) Summary: How a cost segregation study front-loads depreciation on a Dallas–Fort Worth rental, what 100% bonus depreciation changes, and why Texas makes the benefit [Home](https://dallasfixandfliploans.com/) / [Blog](https://dallasfixandfliploans.com/blog/) / Cost Segregation for Dallas Rental Property: Bigger Deductions in Year One # Cost Segregation for Dallas Rental Property: Bigger Deductions in Year One By [Andrew Shanti](https://dallasfixandfliploans.com/about-us/#andrew-shanti) · Updated November 6, 2026 A cost segregation study moves part of a rental’s purchase price out of the building, which is written off over decades, and into parts that can be written off much faster. With 100% bonus depreciation back for property acquired after January 19, 2025, most of that faster write-off can land in the first year. For investors holding single-family rentals, duplexes and build-to-rent homes across Dallas, Fort Worth and North Texas, it can change the after-tax return of a deal. This article explains how it works for investors. It is general information, not tax advice. The rules have conditions, and your CPA should confirm how they apply to you before you act. ## What cost segregation is When you buy a rental, the land is not depreciable, and the building is normally written off in equal amounts over 27.5 years for residential rental property or 39 years for nonresidential property. A cost segregation study, prepared by an engineer or a specialist firm, breaks the purchase price into its parts and assigns each part its proper recovery period. The parts that are not structural can be depreciated far faster than the building. Class | Typical items in a rental | Recovery period Personal property | Appliances, carpet and some flooring, cabinets and fixtures that are not part of the building, window treatments, furniture in a furnished rental | 5 years Land improvements | Driveways, parking, fencing, walkways, patios, landscaping, outdoor lighting, site drainage and utilities | 15 years Building | Foundation, framing, roof, walls, windows, plumbing, electrical, HVAC | 27.5 or 39 years Classifications depend on the facts of each property and are set by the study. ## Why Dallas–Fort Worth rentals can be good candidates - Build-to-rent and newer homes. Fencing, driveways, landscaping, irrigation and appliances are short-life parts a study can separate out. - Renovated houses you keep. A renovation adds new appliances, flooring, cabinets and fixtures. - Duplexes to fourplexes. Each unit adds its own kitchen, appliances and finishes. - Land is a smaller share. In much of the metroplex, especially the suburbs, land is a modest share of the price, so more of what you pay is depreciable. ## North Texas specifics: build-to-rent, roofs and property tax Build-to-rent houses are common across the metroplex, and a new house comes with fencing, a driveway, landscaping, irrigation and utility connections that are 15-year land improvements, plus appliances and some finishes that are 5-year property. A study done when the house is placed in service can separate them from the start. Foundation repairs and roof replacements are usually improvements to the building and are depreciated with it, not as short-life parts. When you replace a hail-damaged roof on a rental, though, a partial disposition election can write off the undepreciated cost of the old roof, so keep the records. A cost segregation study is for your income tax only. It does not change the value the appraisal district uses for property tax, which is usually the larger yearly cost of owning a rental in Texas. ## 100% bonus depreciation is back, and permanent The 2025 federal tax law, known as the One Big Beautiful Bill Act, made 100% bonus depreciation permanent for qualified property acquired after January 19, 2025. Qualified property generally means assets with a recovery period of 20 years or less, which includes the 5-year and 15-year parts a study identifies. Those parts can be deducted in full in the year the property is placed in service. The building itself is not eligible. Property acquired before January 20, 2025 and placed in service in 2025 qualifies for 40% bonus depreciation instead. If you signed a binding contract before January 20, 2025, the property may not qualify for 100% even if it closed later. The IRS issued interim guidance on these rules in Notice 2026-11. ## An illustration Purchase price of a rental | $400,000 Allocated to land | $90,000 Building and site improvements | $310,000 Reclassified to 5- and 15-year property (22%, assumed) | $68,200 Deducted in year one with 100% bonus depreciation | $68,200, plus regular depreciation on the remaining $241,800 Federal tax value of the bonus deduction at a 35% bracket | About $23,900 For illustration only. The land allocation, the reclassified share and your tax bracket will differ, and the study sets the actual figures. Without a study, the same property would produce roughly $11,300 of depreciation a year on a 27.5-year schedule. ## Who can use the deduction Depreciation this large usually creates a loss on paper. Rental losses are normally passive, which means they can offset only passive income, and the unused loss carries forward to future years and to the year you sell. Three rules decide whether you can use the loss sooner. - The $25,000 allowance. If you actively participate in managing a long-term rental, up to $25,000 of rental losses a year can offset other income. The allowance phases out as modified adjusted gross income rises from $100,000 to $150,000. - Real estate professional status. If you spend more than 750 hours a year and more than half of your working time in real estate businesses in which you materially participate, rental losses can be nonpassive and offset wages or business income. - Short-term rentals. A short-term rental with an average stay of seven days or less is treated differently under the passive loss rules, and with material participation the loss can be nonpassive. In Dallas, Fort Worth and Arlington, short-term rental rules are restrictive or unsettled, so confirm the address can legally host short stays. See our guide to [short-term rental rules in North Texas](https://dallasfixandfliploans.com/dallas-short-term-rental-rules-investors/). If none of these applies, the study still works: the deductions shelter the property’s own rental income, then other passive income, and any remainder is used when you sell. ## Flips do not qualify A house bought to renovate and resell is generally treated as inventory, not as a rental, so it is not depreciated at all. Cost segregation applies to property you hold and rent. If you renovate a house and decide to keep it as a rental, a study after the work is done can capture the new appliances, flooring and site work, and a partial disposition election can write off components you removed. See [fix and flip loans](https://dallasfixandfliploans.com/fix-and-flip-loans/) and [DSCR rental loans](https://dallasfixandfliploans.com/dscr-rental-loans/). ## The state return Texas has no personal income tax, so an individual owner has no state return to adjust, and the full benefit is on your federal return. If you own through an LLC or partnership, the Texas franchise tax may apply. It does not follow federal bonus depreciation, but entities with revenue under the no-tax-due threshold owe no franchise tax. If you live in another state, ask your CPA how your home state treats it. ## Timing, cost and the catch on resale - Order the study for the year the property is placed in service, so the deduction is on that year’s return. - Bought a rental in an earlier year? A look-back study can still capture missed depreciation through a change in accounting method on Form 3115, generally without amending old returns. - Weigh the fee against the benefit. Studies on single-family rentals and small multifamily are often priced for smaller properties. Your CPA can tell you whether the deduction justifies the cost. - Depreciation is recaptured when you sell. The depreciation you claim reduces your basis, and much of it is taxed when the property is sold, part of it at ordinary income rates. A 1031 exchange into another property can defer it. ## How this fits your financing A DSCR loan qualifies the property on its rental income, not on your tax return. A large depreciation loss can make a personal return look weak to a conventional lender, but it does not affect the debt service coverage ratio we use. The tax you save can go toward reserves or the down payment on the next rental. See [DSCR rental loans](https://dallasfixandfliploans.com/dscr-rental-loans/), [how DSCR loans work on Dallas–Fort Worth rentals](https://dallasfixandfliploans.com/dscr-loans-dallas-rental-property/) and [construction loans](https://dallasfixandfliploans.com/new-construction-loans/). ## Common questions ### What is cost segregation on a Dallas rental property? It is a study that splits a rental’s cost into building, land improvements and personal property such as appliances and flooring. The non-building parts are depreciated over 5 or 15 years instead of 27.5 or 39, which moves deductions into the early years of ownership. ### Does 100% bonus depreciation apply to a rental I buy in 2026? Generally yes. Under the 2025 tax law, 100% bonus depreciation is permanent for qualified property acquired after January 19, 2025, which covers the 5- and 15-year parts identified by a study. The building itself is not eligible. ### Can depreciation from a long-term rental offset my W-2 income? Up to $25,000 a year can, if you actively participate and your modified adjusted gross income is under $100,000, phasing out by $150,000. Real estate professionals can use the full loss. Otherwise it carries forward. ### Can I use cost segregation on a fix and flip? Generally no. A property bought to resell is inventory and is not depreciated. Cost segregation applies to property you hold as a rental. ### Will a big depreciation loss hurt my DSCR loan application? No. A DSCR loan is sized on the property’s rent against its monthly payment. We do not use your tax returns to qualify you. This article is general information and not tax or legal advice. Talk to a CPA who works with rental property owners before you order a study. When you are ready to finance a rental, [get pre-qualified](https://dallasfixandfliploans.com/get-pre-qualified/) or call (954) 598-4564. [Andrew Shanti](https://dallasfixandfliploans.com/about-us/#andrew-shanti) Senior Vice President, Dallas Fix and Flip Loans · Optimus Capital Corp Andrew has worked in lending and real estate since 2005 as a principal, executive and investor, across residential and commercial property. He has facilitated more than $25 billion in off-market commercial real estate offers for clients. [More about Andrew](https://dallasfixandfliploans.com/about-us/#andrew-shanti) · (954) 598-4564 · [LinkedIn](https://www.linkedin.com/in/andrew-shanti-6a07631a/) ## Have a Dallas–Fort Worth 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://dallasfixandfliploans.com/get-pre-qualified/) --- Source: https://dallasfixandfliploans.com/fix-and-flip-loans-dallas-guide/ Title: Fix and Flip Loans in Dallas: Financing a Renovation Summary: How a fix and flip loan is sized on a Dallas–Fort Worth house, what foundations, roofs, insurance and property taxes do to the budget, and how to plan the exit. [Home](https://dallasfixandfliploans.com/) / [Blog](https://dallasfixandfliploans.com/blog/) / Fix and Flip Loans in Dallas: How to Finance a House Renovation # Fix and Flip Loans in Dallas: How to Finance a House Renovation By [Andrew Shanti](https://dallasfixandfliploans.com/about-us/#andrew-shanti) · Updated November 6, 2026 The metroplex has a deep supply of houses built from the 1940s to the 1980s, and a large pool of buyers for renovated ones. A flip here usually means new kitchens and baths, new systems, often foundation and roof work, and a house that sells to an owner-occupant. The financing has to cover the purchase and the whole renovation, and the plan has to account for costs that are specific to North Texas. ## How the loan is sized A fix and flip loan combines a share of the purchase price with the renovation budget, and the total is capped at a share of the after-repair value (ARV). Purchase price | $260,000 Rehab budget | $85,000 After-repair value | $470,000 90% of purchase | $234,000 100% of rehab | $85,000 Loan | $319,000 75% of ARV ceiling | $352,500 Cash to close, before costs | $26,000 For illustration only. Top leverage applies at a 720+ credit score. The rehab money is not paid at closing. It is held back and released in draws as each stage of work is inspected and completed, so you or your contractor need enough cash to start each stage. ## Costs that are specific to North Texas - Foundations. Expansive clay soil swells and shrinks with moisture, and foundation movement is common in older slab and pier-and-beam houses. A foundation inspection, and an engineer’s report when there are signs of movement, belongs in your due diligence. - Roofs. Hail is frequent. An old or damaged roof can make the house hard to insure and is often a line item in the rehab. - Property tax while you hold. Combined rates are often around 2% of value or more, and an investment property gets no homestead exemption. Carry the monthly tax in your holding costs. - Low closing costs. Texas has no transfer tax and no mortgage recording tax. Title insurance is priced at rates set by the state, and closings run through a title company. ## Permits and historic districts Each city runs its own permit office, and review times vary. In Dallas, exterior work in historic districts such as Swiss Avenue, Munger Place, Junius Heights and Winnetka Heights needs a certificate of appropriateness, and Fort Worth has its own districts, such as Fairmount. ## The exit Most flips end in a sale to an owner-occupant, so your after-repair value should come from recent sales of renovated homes nearby. If the market slows, a [DSCR rental loan](https://dallasfixandfliploans.com/dscr-rental-loans/) can replace the flip loan and turn the house into a long-term rental, with a cash-out refinance at up to 80% loan-to-value. ## Common questions ### How much of a Dallas flip will you finance? Up to 90% of the purchase and 100% of the rehab at a 720+ credit score, within 70 to 75% of the after-repair value. ### Is there a transfer tax in Texas? No. Texas has no transfer tax and no mortgage recording tax. ### Should I budget for foundation repair? On many older houses, yes. Get an inspection before you set the budget. ### How long a term should I choose? Long enough to cover permits and the work, with a cushion. Our terms run 6 to 24 months with no prepayment penalty. [Andrew Shanti](https://dallasfixandfliploans.com/about-us/#andrew-shanti) Senior Vice President, Dallas Fix and Flip Loans · Optimus Capital Corp Andrew has worked in lending and real estate since 2005 as a principal, executive and investor, across residential and commercial property. He has facilitated more than $25 billion in off-market commercial real estate offers for clients. [More about Andrew](https://dallasfixandfliploans.com/about-us/#andrew-shanti) · (954) 598-4564 · [LinkedIn](https://www.linkedin.com/in/andrew-shanti-6a07631a/) ## Have a Dallas–Fort Worth 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://dallasfixandfliploans.com/get-pre-qualified/) --- Source: https://dallasfixandfliploans.com/texas-property-tax-investors/ Title: Texas Property Tax for Investors: Dallas–Fort Worth Guide Summary: How Texas taxes investment property, why there is no homestead exemption on a rental, how the 20% limit on non-homestead property works, and how to protest [Home](https://dallasfixandfliploans.com/) / [Blog](https://dallasfixandfliploans.com/blog/) / Texas Property Tax for Real Estate Investors: What to Budget For # Texas Property Tax for Real Estate Investors: What to Budget For By [Andrew Shanti](https://dallasfixandfliploans.com/about-us/#andrew-shanti) · Updated November 6, 2026 Texas has no state income tax, and local governments fund themselves largely with property tax. For investors that makes property tax one of the biggest costs of owning a rental, and the number most likely to decide whether a deal works. ## How the bill is built - The appraisal district sets the value. Dallas Central Appraisal District, Tarrant Appraisal District, Collin Central Appraisal District and Denton Central Appraisal District value property in their counties each year. - Several local governments set rates. The county, the city, the school district, the community college and other districts each levy a rate. Combined, they are often around 2% of value or more in the metroplex. - No homestead exemption on a rental. A home you live in gets a homestead exemption and a 10% cap on yearly increases in taxable value. An investment property gets neither. ## The 20% limit on non-homestead property For the 2024, 2025 and 2026 tax years, Texas limits the yearly increase in taxable value of non-homestead real property worth $5 million or less to 20%, plus the value of new improvements. The owner must have held the property for a full calendar year, and the limit ends when the property is sold. A buyer is taxed on full market value the next year, so do not underwrite on the seller’s tax bill. ## Protesting your value If the appraisal district’s value is too high, you can protest it. The deadline is generally May 15 or 30 days after the appraisal notice is delivered, whichever is later. Recent purchase prices, repair estimates and comparable sales are the usual evidence, and many investors use a property tax consultant. ## How it affects a loan Item | Monthly Rent | $2,400 Principal and interest | $1,450 Property tax at 2.2% on $320,000 | $587 Insurance | $250 Total payment | $2,287 DSCR | 1.05 For illustration only. Taxes alone can be a quarter of the payment, which is why we use full market value, not a homestead or capped figure, when we size a [DSCR rental loan](https://dallasfixandfliploans.com/dscr-rental-loans/). ## Common questions ### Do investment properties get a homestead exemption in Texas? No. The homestead exemption is only for a home you own and live in. ### What is the 20% circuit breaker limit? For 2024 to 2026, the taxable value of non-homestead property worth $5 million or less can rise no more than 20% a year after the first full year of ownership. It resets when the property is sold. ### Can I protest my property value? Yes. File with the appraisal district by the deadline on your notice, generally May 15 or 30 days after the notice, whichever is later. [Andrew Shanti](https://dallasfixandfliploans.com/about-us/#andrew-shanti) Senior Vice President, Dallas Fix and Flip Loans · Optimus Capital Corp Andrew has worked in lending and real estate since 2005 as a principal, executive and investor, across residential and commercial property. He has facilitated more than $25 billion in off-market commercial real estate offers for clients. [More about Andrew](https://dallasfixandfliploans.com/about-us/#andrew-shanti) · (954) 598-4564 · [LinkedIn](https://www.linkedin.com/in/andrew-shanti-6a07631a/) ## Have a Dallas–Fort Worth 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://dallasfixandfliploans.com/get-pre-qualified/) --- Source: https://dallasfixandfliploans.com/dallas-short-term-rental-rules-investors/ Title: Dallas Short-Term Rental Rules for Investors (2026) Summary: Where short-term rentals stand in Dallas, Fort Worth and Arlington, why the rules are in flux, and how we underwrite a North Texas rental. [Home](https://dallasfixandfliploans.com/) / [Blog](https://dallasfixandfliploans.com/blog/) / Short-Term Rental Rules in Dallas, Fort Worth and Arlington # Short-Term Rental Rules in Dallas, Fort Worth and Arlington By [Andrew Shanti](https://dallasfixandfliploans.com/about-us/#andrew-shanti) · Updated November 6, 2026 Short-term rentals are legal in Texas in general, but cities in the metroplex regulate them through zoning and registration, and the rules have changed several times since 2023. Before you buy a house to run on Airbnb or Vrbo, check the rules for that exact address. ## Dallas - The zoning ban. In 2023 the Dallas City Council voted to bar short-term rentals in single-family zones. - The court case. Owners sued, a Dallas County court blocked enforcement with a temporary injunction, and an appeals court largely upheld that order. The city has asked the Supreme Court of Texas to review the case, so the outcome could still change. - Registration still applies. Operators must register with the city every year, and registration rules are separate from the zoning case. ## Fort Worth Fort Worth allows short-term rentals only in mixed-use, most form-based, commercial and industrial zoning districts, not in residential zones. Operators must register with the city and pay hotel occupancy tax. A district court upheld the city’s rules. ## Arlington and the suburbs Arlington limits short-term rentals to designated areas. Other suburbs have their own registration or zoning rules, and many homeowners associations restrict or ban short-term rentals in their deed restrictions. ## How we underwrite Because the rules are restrictive or unsettled in the largest cities, we generally size a [DSCR rental loan](https://dallasfixandfliploans.com/dscr-rental-loans/) on long-term market rent. A deal that only works as a short-term rental carries extra risk in North Texas right now. ## Common questions ### Are short-term rentals legal in Dallas? The city’s 2023 ban in single-family zones has been blocked in court while the case is on appeal, and operators must register. The status could change, so check before you buy. ### Can I run a short-term rental in a Fort Worth neighborhood? Not in a residential zone. Fort Worth allows them only in mixed-use, commercial and similar districts. ### Will you count short-term rental income for a DSCR loan? Generally we use long-term rent in North Texas. Ask us about a specific address. [Andrew Shanti](https://dallasfixandfliploans.com/about-us/#andrew-shanti) Senior Vice President, Dallas Fix and Flip Loans · Optimus Capital Corp Andrew has worked in lending and real estate since 2005 as a principal, executive and investor, across residential and commercial property. He has facilitated more than $25 billion in off-market commercial real estate offers for clients. [More about Andrew](https://dallasfixandfliploans.com/about-us/#andrew-shanti) · (954) 598-4564 · [LinkedIn](https://www.linkedin.com/in/andrew-shanti-6a07631a/) ## Have a Dallas–Fort Worth 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://dallasfixandfliploans.com/get-pre-qualified/) --- Source: https://dallasfixandfliploans.com/foundation-repair-dallas-investors/ Title: Foundation Repair in Dallas–Fort Worth: Investor Guide Summary: Why expansive clay makes foundation work common in Dallas–Fort Worth, how to spot it, how to budget for it on a flip, and how it affects financing. [Home](https://dallasfixandfliploans.com/) / [Blog](https://dallasfixandfliploans.com/blog/) / Foundation Repair on North Texas Flips and Rentals: A Guide for Investors # Foundation Repair on North Texas Flips and Rentals: A Guide for Investors By [Andrew Shanti](https://dallasfixandfliploans.com/about-us/#andrew-shanti) · Updated November 6, 2026 Much of North Texas sits on expansive clay that swells when it is wet and shrinks when it dries. Over years of wet springs and dry summers, that movement shifts foundations, especially on older houses. For investors, foundation work is one of the most common surprises in a rehab budget. ## Signs of foundation movement - Diagonal cracks in drywall above doors and windows - Doors and windows that stick or will not latch - Cracks in brick veneer, often in a stair-step pattern - Sloping or uneven floors - Gaps between walls and ceilings or around the frieze board ## Slab and pier-and-beam Many houses built before the 1960s sit on pier-and-beam foundations with a crawl space, which can often be re-leveled by adjusting or adding piers. Most later houses sit on slabs, which are usually repaired with piers driven or drilled under the slab. Repair methods and costs vary widely, so get more than one bid. ## Budgeting on a flip - Inspect before you commit. A foundation inspection, and an engineer’s report when there are signs of movement, should come before you set the rehab budget. - Ask for the history. Earlier repairs often come with a transferable warranty. Get the paperwork. - Do structure first. Level the foundation before drywall, flooring and tile, or the finishes can crack again. - Keep the reports. Buyers and their lenders will ask for the engineer’s letter and the repair warranty when you sell. ## How it affects financing Foundation repair can be part of the rehab budget on a [fix and flip loan](https://dallasfixandfliploans.com/fix-and-flip-loans/), which finances up to 100% of the rehab at a 720+ credit score, paid in draws as work is completed. For a rental, finish the repair before you refinance into a [DSCR loan](https://dallasfixandfliploans.com/dscr-rental-loans/), since the appraisal will note visible structural issues. ## Common questions ### Will you finance a house that needs foundation repair? Yes, as a fix and flip loan, with the repair in the rehab budget. ### Do I need an engineer’s report? When there are signs of movement, yes. It sets the scope and helps when you sell. ### Is foundation repair a short-life asset for cost segregation? Generally no. Foundation work is part of the building and is depreciated with it. [Andrew Shanti](https://dallasfixandfliploans.com/about-us/#andrew-shanti) Senior Vice President, Dallas Fix and Flip Loans · Optimus Capital Corp Andrew has worked in lending and real estate since 2005 as a principal, executive and investor, across residential and commercial property. He has facilitated more than $25 billion in off-market commercial real estate offers for clients. [More about Andrew](https://dallasfixandfliploans.com/about-us/#andrew-shanti) · (954) 598-4564 · [LinkedIn](https://www.linkedin.com/in/andrew-shanti-6a07631a/) ## Have a Dallas–Fort Worth 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://dallasfixandfliploans.com/get-pre-qualified/) --- Source: https://dallasfixandfliploans.com/dscr-loans-dallas-rental-property/ Title: DSCR Loans for Dallas–Fort Worth Rental Property: How They Work Summary: How a DSCR loan qualifies a North Texas rental on its rent, why property tax and insurance decide the ratio, and how to make the numbers work. [Home](https://dallasfixandfliploans.com/) / [Blog](https://dallasfixandfliploans.com/blog/) / DSCR Loans for Dallas–Fort Worth Rental Property: How They Work # DSCR Loans for Dallas–Fort Worth Rental Property: How They Work By [Andrew Shanti](https://dallasfixandfliploans.com/about-us/#andrew-shanti) · Updated November 6, 2026 A DSCR loan qualifies a rental on whether its rent covers the payment, not on your personal income. For investors with several properties, self-employed income or an LLC, that is often the simplest way to finance a rental in the metroplex. ## The ratio DSCR = monthly rent ÷ monthly payment, where the payment includes principal, interest, property taxes, insurance and homeowners association dues. We prefer 1.0 or higher. Rent | Payment | DSCR $2,860 | $2,200 | 1.30 $2,200 | $2,200 | 1.00 $1,980 | $2,200 | 0.90 Illustrative figures. ## What decides the ratio in Texas - Property tax. Use full market value without a homestead exemption. See our guide to [Texas property tax for investors](https://dallasfixandfliploans.com/texas-property-tax-investors/). - Insurance. Hail and wind coverage is expensive, and an older roof raises the premium. Get a quote early. - HOA dues. Newer subdivisions often have them, and some associations restrict rentals. - Long-term rent. Short-term rental rules are restrictive or unsettled in Dallas, Fort Worth and Arlington, so we use leases or market rent. ## Ways to make the numbers work - A larger down payment lowers the payment. - An interest-only period lowers the payment in the early years, and you can qualify on the interest-only payment. - A 5-year prepayment penalty usually prices lower than a 3-year one. - A new roof can lower the insurance premium. Terms are on the [DSCR rental loans](https://dallasfixandfliploans.com/dscr-rental-loans/) page. [Andrew Shanti](https://dallasfixandfliploans.com/about-us/#andrew-shanti) Senior Vice President, Dallas Fix and Flip Loans · Optimus Capital Corp Andrew has worked in lending and real estate since 2005 as a principal, executive and investor, across residential and commercial property. He has facilitated more than $25 billion in off-market commercial real estate offers for clients. [More about Andrew](https://dallasfixandfliploans.com/about-us/#andrew-shanti) · (954) 598-4564 · [LinkedIn](https://www.linkedin.com/in/andrew-shanti-6a07631a/) ## Have a Dallas–Fort Worth 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://dallasfixandfliploans.com/get-pre-qualified/) --- Source: https://dallasfixandfliploans.com/hard-money-loans-document-list/ Title: Hard Money Loan Document Checklist | Dallas Investors Summary: What to gather for a rental (DSCR) loan, a new construction loan and a fix and flip loan, divided into one-time documents and documents for each deal. [Home](https://dallasfixandfliploans.com/) / [Blog](https://dallasfixandfliploans.com/blog/) / Hard Money Loan Document Checklist # Hard Money Loan Document Checklist By [Andrew Shanti](https://dallasfixandfliploans.com/about-us/#andrew-shanti) · Updated November 6, 2026 Loans close faster when the paperwork is ready before it is asked for. Below is what we need for each type of loan. A business-purpose loan can close in your own name or in the name of an entity. Many investors use an LLC for liability protection, and if you do, the entity documents apply. ## Rental (DSCR) loans ### Once - Driver’s license - LLC certificate of formation, EIN letter and signed company agreement - Certificate of account status or good standing, if the LLC is more than a year old - Voided check for automatic payments - Two months of bank statements. We look for roughly six months of liquidity ### Each deal - Loan application - Signed purchase contract, or the original settlement statement for a refinance - The lease, for a rented property - HOA dues and any special assessments - Insurance agent and title company contacts, plus a flood insurance quote if the property is in a flood zone - Someone who can let the appraiser into the property - The appraisal report ## New construction loans ### Once - Driver’s license - LLC certificate of formation, EIN letter and signed company agreement - Certificate of account status or good standing, if the LLC is more than a year old - A schedule of your projects from the last 2 years with settlement statements - Voided check for automatic payments - Personal financial statement - Two months of bank statements showing reserves for interest, closing costs and part of the budget ### Each deal - Loan application - A line-item construction budget with a specific scope of work - Plans, drawings, any soil report and permit status - The general contractor’s details and insurance - A list of the contractor’s recent new builds - Insurance agent and title company contacts, plus a flood insurance quote if the property is in a flood zone - Someone who can give the appraiser access to the site ## Fix and flip loans ### Once - Driver’s license - LLC certificate of formation - IRS EIN letter - Company agreement signed by every member, with ownership percentages - Certificate of account status or good standing, if the LLC is more than a year old - Voided check for automatic payments - Experienced investors: a schedule of your projects from the last 3 years and the settlement statements for each purchase and sale. For a property you kept, the statement showing the refinance into permanent financing ### Each deal - Loan application - A line-item rehab budget with a specific scope of work. Write “install 12 pressed piers and replace roof”, not “foundation and roof”. Draws are released against this budget - Signed purchase contract, or the original settlement statement for a refinance - Foundation inspection or engineer’s report, if you have one - Insurance agent’s name, phone and email - Title company’s name, phone and email Not sure about an item? Call (954) 598-4564. [Andrew Shanti](https://dallasfixandfliploans.com/about-us/#andrew-shanti) Senior Vice President, Dallas Fix and Flip Loans · Optimus Capital Corp Andrew has worked in lending and real estate since 2005 as a principal, executive and investor, across residential and commercial property. He has facilitated more than $25 billion in off-market commercial real estate offers for clients. [More about Andrew](https://dallasfixandfliploans.com/about-us/#andrew-shanti) · (954) 598-4564 · [LinkedIn](https://www.linkedin.com/in/andrew-shanti-6a07631a/) ## Have a Dallas–Fort Worth 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://dallasfixandfliploans.com/get-pre-qualified/)