Hey everyone just wanted to explain this concept to those starting out or,if you have experience flipping and need access to more funds.But before I explain how 100% fix and flip financing works.I must disclose the truth about most hard money lenders termsStandard terms from most hard money lenders are as follows80% of LTV (Purchase price) 100% of construction costs loaned/ with a 20% down by you plus closing costs and points ARV is usually 70-75% 12 month term double digit interest rate and usually 3 points depending on experience, credit and reservesThis deal is tough for most investors because it requires the most money upfront and the investor is responsible for holding costsOn the plus side...20-25% down if you have it puts you in a better equity position on the deal but it also limits your ability to do this at scale.Then there is...The 90% LTC hard money loanFor this program it usually is 90% LTV of purchase plus constructionInvestor brings 10% plus 6 months reserves and they pay closing costs and fees ARV is 70-75%Rate and term based on your dealThis deal is not bad compared to the first deal.The 10% is the equity play in this scenario and you pay closing costs points and fees plus holding costs for loan.Not bad if you can bring the money to the table in this scenario and it can be used to scale better than the 80/100 program.The 100% Financing option This program offers the most leverage and is ideal for first timers and experienced flippers looking to do more deals with their contractors without tying up alot of the money upfront and holding costs.Here is how it works:Instead of bringing money down you participate in a equity share loan.Were the funds cover the entire cost of the project at a 50/50 split.The out of pocket costs to the borrow initially is the appraisal and a background check fee.From there the loan is funded in escrow and holding costs points and fees are rolled into the loan.Therefore you can complete the project without the costs out of pocket.Requirements for this loan from most hard money lenders that offer it, are based on reserves, flip experience and collateral.

I'm great at digital marketing.What do you hate to do?

It has gotten even easier over the years, since everything is signed digitally now.

I know dozens of investors that pay for " turnkey" and are buying below the appraised value 100% hand off with double digit net caps based on cash purchases.

That project never went anywhere, (most don't), but most of the info would be applicable to what you're looking at and I would be happy to share with you some day if you want to get together, (give me a little time to dig it out if you want to stop by), we have offices in Sacramento, near Land Park, as well as one in Roseville, near Fry's.Good luck.

Stay agile ;) *I also had a front-row seat to the extreme losses, watching RE borrowers and developers go from 8 & 9-digit net worth to negative in the matter of a couple years*“An asset bubble is like an orgasm; It feels the best right before it’s over.”Most recently, here's the questions I've heard answered with "It's different this time.""

I'm comfortable with technology and I do what I can to digitize my records and bookkeeping so that would work in favor for any route that I go. 

Double digit annual returns are common in the multifamily syndication space making it very appealing to investors.

Both equity investment in SF in CA/HI has generated return in six digit over one year period compare to cash-flow property. 

a well managed real estate investmetn fund can and should produce low double digit returns safely year in and year out - I know because I manage several funds and have for many years.