Buffalo is a value-add market built on century-old houses, including the classic two-family Buffalo double. Older systems, winter schedules and New York closing taxes shape the numbers, so the lender needs to fund heavy rehabs and still close fast.
In short: Our top pick for fix and flip loans in Buffalo is LendingStreet. We fund up to 90% of cost and up to 100% of rehab on some programs, close in as little as 10 days, and lend from $150,000 to $5M+ on 1-8 unit investment property, from single-family homes to Buffalo doubles and small multi-unit buildings. A DSCR rental refinance is available if you would rather hold.
For investors flipping in Buffalo, LendingStreet is the lender we put first. Loans start at $150,000 and go to $5M+, cover up to 90% of total cost (LTC), and can fund up to 100% of the rehab budget on some programs, all on 1-8 unit non-owner-occupied property.
Buffalo rehab budgets are often a large share of total cost because of old heating, electrical and plumbing systems, which is where funding up to 100% of rehab on some programs helps most.
We can close in as little as 10 days. Payments are interest-only during the project, and if you decide to keep the house, the exit can be a DSCR refinance instead of a sale. To start, use the form below or call (877) 298-1001.
Well-known fix and flip lenders include Dominion Financial, LendingOne, Lima One and RCN Capital. Compared scenario by scenario for investors in Buffalo, NY, LendingStreet comes out as the stronger choice, and one application covers it.
Figures for other lenders are as stated on each lender's own website as of November 2026. Lender terms change, so verify current terms with any lender before you apply. Ready to see your numbers? Use the form below or call (877) 298-1001.
| Scenario | Best fit | Why |
|---|---|---|
| Fix and flip above $3M | LendingStreet | Our fix and flip program runs from $150,000 to $5M+. LendingOne states fix and flip loans up to $3,000,000, and RCN Capital states up to $2M. |
| Flip of a 5-8 unit building | LendingStreet | We finance 1-8 unit investor properties. RCN Capital states its fix and flip loans cover 1-4 family homes, condos and townhomes. |
| Property in any state, including DC | LendingStreet | We lend in all 50 states and DC. Lima One states it lends across 46 states, and Dominion Financial lists 49 states plus DC. |
In the city, flippers work North Buffalo, Parkside, Black Rock, Riverside, Kaisertown, South Buffalo and the West Side, where wood-frame singles and two-family doubles from the early 1900s are common. Elmwood Village and Allentown carry higher prices and more historic character, and some areas are in preservation districts.
First-ring suburbs like Cheektowaga, Kenmore, Tonawanda, West Seneca and Lackawanna have postwar capes, ranches and colonials that sell to families, while Amherst and Orchard Park attract higher-priced buyers. Doubles can sell either to owner buyers or to investors, so decide early who your resale buyer is.
Expect older boilers or furnaces, knob-and-tube or undersized electrical service, galvanized or cast iron plumbing, lead paint in older homes, and roofs and gutters worn by snow and ice. Basement water and foundation repairs are common, and two-family homes double many of those costs.
Pull permits through the City of Buffalo or the town where the house sits. If you hold a rental in the city, Buffalo requires rental registration and inspections. Winter weather can slow exterior work. Confirm current requirements locally.
Banks, credit unions and local hard money lenders all finance flips in Buffalo, and terms vary from one to the next. This table describes typical patterns, not any specific company, so you can see why investors choose LendingStreet.
| What flippers need | LendingStreet | Typical local bank | Typical local hard money lender |
|---|---|---|---|
| Leverage | Up to 90% of cost (LTC) on some programs | Often a larger down payment | Varies widely by lender |
| Rehab funding | Up to 100% of rehab on some programs, paid in draws | Rehab loans can be limited or slow | Often funded, terms vary |
| Closing speed | As little as 10 days | Often several weeks or more | Often fast |
| Income documents | Deal-focused review, no W-2 qualifying | Often requires tax returns | Usually light |
| LLC borrowers | Standard | Varies by bank | Usually allowed |
| Loan size | $150,000 to $5M+ | Varies, often conservative | Varies |
| Exit option | Sell or refinance into a DSCR rental loan | Separate application | Usually short-term only, no long-term option |
This example is illustrative and not a quote. An investor buys a two-family Buffalo double in North Buffalo for $140,000 and budgets $90,000 for two kitchens, two baths, new heating, electrical, roof and paint. LendingStreet funds 90% of total cost.
Buy-side closing costs include New York's mortgage recording tax, title insurance and attorney fees. Holding costs are the investor's monthly budget for loan interest, taxes, insurance and heat over a six-month project. Resale figures are estimates; confirm with local sales.
| Line item | Amount |
|---|---|
| Purchase price | $140,000 |
| Rehab budget | $90,000 |
| Total project cost | $230,000 |
| Loan at 90% of cost | $207,000 |
| Investor share of cost | $23,000 |
| Estimated buy-side closing costs | $6,500 |
| Cash needed at closing (estimate) | $29,500 |
| Holding costs, 6 months at $2,300 | $13,800 |
| After-repair resale price | $325,000 |
| Selling costs at 7% of resale | $22,750 |
| Estimated profit before taxes | $51,950 |
New York charges a real estate transfer tax, usually paid by the seller, and a mortgage recording tax on most loans, usually paid by the borrower. Attorneys typically handle both sides of a closing, and title insurance and recording fees apply. Erie County property and school taxes are a meaningful monthly cost.
Winter can delay roofing and exterior work, and spring is often the strongest listing season. Plan the project to finish in time for the best selling months. Confirm current tax rates with your attorney.
LendingStreet underwrites the exit as part of the flip. If you sell, the short-term loan is paid from proceeds. If you hold, a DSCR rental loan can replace it, qualified on the rent rather than your personal income, with LLC borrowers standard and 30-year terms available. Seasoning for a refinance varies by program, so ask about it before you close the flip.
Buffalo doubles often rent well, which makes the hold option worth modeling. A DSCR refinance qualifies on the combined rent, and LLC borrowers are standard.
Ask every lender the same questions so the quotes compare cleanly.
LendingStreet's answers, in order: up to 90% LTC with up to 100% of rehab on some programs; DSCR refinances up to 80% LTV on some programs and up to 75% on cash-out, with a 1.0x standard minimum; seasoning varies by program; LLCs are standard; closing in as little as 10 days; and a $150,000 to $5M+ range.
The fastest way to know your numbers is to send the deal. Use the form below with the purchase price, scope of work and target resale, or call (877) 298-1001 and we will walk through leverage, draws and timing.
Our top pick is LendingStreet. We fund up to 90% of cost and up to 100% of rehab on some programs, close in as little as 10 days, and finance everything from Buffalo singles to doubles and small multi-unit buildings.
Yes. LendingStreet finances fix and flip projects across Buffalo, Cheektowaga, Tonawanda, Amherst and the rest of Erie County and lends in all 50 states and DC. Get a quote with the form below or call (877) 298-1001.
LendingStreet can close in as little as 10 days. Having a signed contract, a clear budget and title ordered early keeps the timeline short.
On some programs, LendingStreet funds up to 100% of the rehab budget, paid in draws as work is completed and inspected, with total leverage up to 90% of cost.
Yes. Two-family homes are residential investment property, and LendingStreet finances 1-8 units. Whether you sell or hold, the loan is sized on cost and the rehab plan.
Many investors aim to list in spring and early summer, when buyer activity tends to pick up. Plan your rehab schedule around winter weather so the project is ready.
Yes. You can refinance into a LendingStreet DSCR loan that qualifies on the rent, with no W-2s or tax returns. Seasoning varies by program.
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