Many Las Vegas valley flips sit inside an HOA, and an architectural review can add weeks you did not plan for. The right lender is the one whose term, draws and extension rules leave room for that.
In short: No one fix and flip lender is best for every Nevada project. Line up offers on total cost (rate plus lender and closing costs), leverage on the purchase and rehab, draw turnaround, how experience is counted, extension terms and closing speed. LendingStreet finances investment property in Nevada with fix and flip rates from 9.99% for qualified borrowers, up to 90% of the purchase price and up to 100% of the rehab budget in draws after work is inspected. In Las Vegas, Henderson and North Las Vegas, plan your timeline around HOA approvals as well as city permits.
Lima One, Kiavi and CoreVest also finance investor projects in Nevada, as does LendingStreet. Programs differ on leverage, loan size, experience requirements and how they handle condos and HOA communities.
Ask each lender for a term sheet on the same property, then compare what you would actually pay over a realistic hold. In Nevada, a realistic hold should include time for HOA review if the house is in a planned community.
A low rate does not help much if the lender is slow on draws or charges heavily for an extension when an HOA board meets once a month. Use this checklist when you compare offers.
Las Vegas has a deep supply of single-family homes built from the 1990s onward, many with stucco exteriors and tile roofs, plus older ranch homes closer to the center of the valley. Henderson tends to carry higher prices and more master-planned communities. North Las Vegas often offers lower entry prices and newer subdivisions.
Reno and nearby Sparks are a smaller, separate market with older housing near downtown and a mix of newer suburbs. Any price in this section or the example below is illustrative. Pull recent sales for your exact subdivision before you commit to an ARV.
A large share of Las Vegas valley homes are in HOAs. Many HOAs require architectural approval before you change exterior paint, roofing, windows, landscaping or solar. Some boards meet monthly, so an application filed just after a meeting can wait several weeks. Ask for the HOA's design rules and meeting calendar before you close, and order the resale package early so it does not delay your sale.
Building permits are handled by the city you are in, such as Las Vegas, Henderson, North Las Vegas or Reno, or by the county in unincorporated areas. Cosmetic interior work often needs no permit, while electrical, plumbing, new HVAC equipment and structural changes usually do. Confirm current review and inspection timing with the local building department. Summer heat can also slow exterior work and make HVAC a priority item in the scope.
This example is illustrative and not a quote. An investor buys a single-story home in an HOA community for $360,000 with a $55,000 rehab budget and an ARV of $510,000. The loan covers 90% of the purchase ($324,000) plus 100% of the rehab ($55,000), for $379,000, about 74% of ARV. Cash to close is the $36,000 down payment plus sample closing costs of $11,800, or $47,800.
At a sample rate of 10.5%, interest-only on the full $379,000, interest is about $3,316 a month. Adding $650 a month for HOA dues, taxes, insurance and utilities brings carry to about $3,966 a month. With sample selling costs of $30,600, a 6-month project earns about $28,803. If exterior approval adds 2 months, carry rises by about $7,933 and profit falls to about $20,870.
| Item | 6-month hold | 8-month hold |
|---|---|---|
| Total loan | $379,000 | $379,000 |
| Monthly carry (interest + $650 other) | About $3,966 | About $3,966 |
| Total carry | About $23,798 | About $31,730 |
| Purchase, rehab and sample closing costs | $426,800 | $426,800 |
| Sample selling costs | $30,600 | $30,600 |
| Sale price (ARV) | $510,000 | $510,000 |
| Estimated profit | About $28,803 | About $20,870 |
We offer fix and flip loans from $150K to $5M+, with rates from 9.99% for qualified borrowers and terms typically 12 to 18 months. That term range gives room for an HOA review cycle without forcing a rushed sale. We finance up to 90% of the purchase and up to 100% of the rehab, released in draws after completed work is inspected.
We can close in as little as 10 days. Experience helps pricing and leverage, and first-time flippers can qualify on some programs, often at lower leverage. Our financing team reviews the scenario and comes back with 2-3 options.
Send the purchase contract, a line-item rehab budget, your ARV with comparable sales from the same or nearby subdivisions, entity documents, bank statements and a list of past projects.
If the home is in an HOA, include the HOA name and any design guidelines you have. Flag exterior items that need approval so the draw schedule and term match the real timeline.
Yes. LendingStreet finances fix and flip projects on non-owner-occupied investment property in Nevada, including Las Vegas, Henderson, North Las Vegas and Reno. Loans start at $150,000.
It depends on the project. Lima One, Kiavi, CoreVest and LendingStreet are among the lenders active in Nevada. Compare total cost, leverage, draw speed, experience rules and extension terms on the same deal.
They can affect your timeline, which affects your interest cost and whether you need an extension. Lenders generally want the scope and term to reflect any required HOA review.
It depends on the work. Cosmetic updates often do not, while electrical, plumbing, HVAC and structural work usually do. Confirm with the city or county building department for the property.
Some programs finance condos and townhomes, often with added HOA review. Ask before you go under contract.
LendingStreet can close in as little as 10 days when the file, title and insurance are ready.
2-3 competing quotes from 30+ capital sources. No credit pull. No commitment.
By clicking, you provide express written consent to be contacted by LendingStreet (NMLS #1734316) via SMS, phone, or email, possibly using automated technology, regarding your loan inquiry. Reply STOP to opt out. Consent is not required to obtain services. See our Privacy Policy and Terms.