Dallas flippers compete with a lot of cash, a lot of new construction and a lot of other investors. Winning the deal usually comes down to certainty: a lender who can close quickly and fund the rehab without surprises.
In short: Our top pick for fix and flip loans in Dallas, TX is LendingStreet, for leverage up to 90% of cost and up to 100% of rehab on some programs, closings in as little as 10 days to keep your Dallas offers competitive, and fix and flip, bridge and DSCR rental loans under one roof. We lend on 1 to 8 unit residential investment property from $150,000 to $5M+, LLC borrowers are standard, and you can get a quote with the form below or call (877) 298-1001.
For Dallas investors, LendingStreet brings fix and flip, bridge and DSCR rental loans together in one place. Flip loans run from $150,000 to $5M+ on 1 to 8 unit investment property, with leverage up to 90% of cost and up to 100% of rehab on some programs, interest-only terms and closings in as little as 10 days.
That mix suits investors who flip most deals but keep the occasional home as a rental. LLC borrowers are standard, and rehab funds are paid in draws after inspections.
To see what a deal could look like, use the quote form below or call (877) 298-1001.
Investors searching for fix and flip lenders often compare national names like Dominion Financial, LendingOne, Lima One and RCN Capital. Here is how LendingStreet stacks up on the scenarios that matter most for investors in Dallas, TX. In every scenario below, LendingStreet is the best fit.
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. |
Inside the city, flippers work Oak Cliff (including Kessler, Winnetka Heights and Elmwood), Pleasant Grove, Lake Highlands, Casa View, East Dallas and West Dallas. These areas have 1940s to 1960s ranches and cottages on decent lots, and buyers are willing to pay for open layouts and updated kitchens close to downtown.
In the suburbs, Garland, Mesquite, Richardson, Irving, Grand Prairie and DeSoto offer large pools of 1960s to 1980s brick homes. New construction on the edges of the metro sets the bar for finishes, so a flip in the suburbs has to look clean and current to compete.
Most Dallas investors weigh the same options: a local bank, a local hard money lender, money from a private individual or an investor lender such as LendingStreet. The table below compares them in general terms.
No single lender type is right for every deal. For most Dallas flips, though, the combination of speed, leverage, rehab draws and a built-in DSCR refinance option is why investors choose LendingStreet.
| What investors need | LendingStreet | Local bank or credit union | Local hard money lender |
|---|---|---|---|
| Leverage | Up to 90% of cost, up to 100% of rehab on some programs | Often lower; more cash down is common | Varies by lender |
| Closing speed | As little as 10 days | Often several weeks | Often fast |
| How you qualify | Deal-focused; no W-2s needed; LLC borrowers standard | Often requires tax returns and personal income | Mostly based on the property |
| Rehab funding | Draws after inspections | Varies; some do not fund rehab | Varies; fees and terms vary |
| Loan size | $150,000 to $5M+ | Varies | Varies |
| Where they lend | All 50 states and DC | Usually a local footprint | Usually local or regional |
| Long-term option | Refinance into a DSCR rental loan with the same lender | Possible, usually with full income documents | Usually short-term only |
North Texas clay soils expand and shrink with moisture, so foundation repair is one of the most common big-ticket items in a Dallas flip. Pier-and-beam homes often need leveling, and slab homes may need piers. Get a structural or foundation estimate before you finalize your offer. Older homes can also carry cast iron drain lines and outdated electrical panels.
Permits in the city run through Dallas Development Services. Historic districts like Winnetka Heights and Junius Heights, and conservation districts like the M Streets, have design standards for exterior changes. Hail is a regular event, so a newer roof is both a selling feature and a budget line.
This example is illustrative and not a quote. An investor buys an Oak Cliff ranch for $265,000 with a $85,000 rehab budget, for a total project cost of $350,000. Buying closing costs are about $5,000, and holding costs for taxes, insurance and utilities are about $950 a month.
The loan covers 80% of the purchase price plus 100% of the rehab: $297,000, or about 84.9% of total cost. Once fully drawn, the estimated interest-only payment is about $2,661 a month. To stay conservative, the example assumes the full balance is outstanding for all 6 months, for about $15,964 of interest and $5,700 of holding costs.
The home sells for $455,000. Selling costs, budgeted at 7% of the price for commissions, closing costs and any transfer tax, are about $31,850. That leaves an estimated profit of about $46,486 before income taxes, on about $79,664 of the investor's own cash.
| Item | Amount |
|---|---|
| Purchase price | $265,000 |
| Rehab budget | $85,000 |
| Total project cost | $350,000 |
| Loan (80% of price + 100% of rehab) | $297,000 |
| Loan-to-cost | About 84.9% |
| Estimated interest-only payment | $2,661 a month |
| Interest over 6 months | $15,964 |
| Holding costs over 6 months | $5,700 |
| Buying closing costs | $5,000 |
| Sale price (after-repair value) | $455,000 |
| Selling costs (7%) | $31,850 |
| Estimated profit before income taxes | $46,486 |
| Investor cash in the deal | $79,664 |
Texas has no state transfer tax and title insurance premiums are set by the state. The cost that matters most while you hold is property tax. Dallas County homes can be taxed by the county, city, school district, college district and hospital district, and investors do not get homestead exemptions. Check the Dallas Central Appraisal District record for every taxing unit.
Insurance on a vacant home under renovation usually needs a builder's risk or vacant-property policy, and wind and hail deductibles are often a percentage of coverage. Price that into your holding costs.
The Texas purchase contract gives buyers an option period to inspect and walk away, so expect a full inspection on your flip. Clean foundation paperwork, a newer roof and permitted work make the option period go faster. If you decide to hold instead, note that Dallas has a rental registration program for single-family rentals.
Plan both exits before you buy. A sale pays off the loan at closing. A DSCR refinance replaces the short-term loan with a 30-year rental loan that qualifies on rent, at a 1.0x standard minimum DSCR and 620 minimum credit score, with rate-and-term up to 80% LTV on some programs. Seasoning varies by program.
Use these questions to compare any two lenders side by side. LendingStreet's answers are included so you can see where we stand.
Ready to compare? Send your Dallas deal through the quote form below, or call (877) 298-1001.
Our top pick is LendingStreet, for three reasons: leverage up to 90% of cost and up to 100% of rehab on some programs, closings in as little as 10 days, and fix and flip and DSCR rental loans in one place.
Yes. We lend in Dallas, across Texas and in all 50 states and DC.
It affects the budget and the timeline. Include the foundation estimate in your rehab scope so the draws cover it, and keep the engineer's or repair company's paperwork for your buyer.
Yes. We lend across Dallas County and the surrounding suburbs, and in all 50 states and DC.
Rehab funds are paid in draws after inspections confirm the work is done, so your contractor is paid as the project moves.
Our flip loans are short-term and interest-only. The exit is a sale or a refinance into a DSCR rental loan.
Yes. We finance 1 to 8 unit residential investment property. Buildings with 9 or more units are handled as commercial loans.
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