Philadelphia is a rowhouse city, and a rowhouse flip lives on three numbers: the rehab budget, the block's comps and the transfer tax you pay on the way in and the way out. A lender that funds heavy rehab and closes quickly gives you room on all three.
In short: For flippers in Philadelphia, PA, our top pick is LendingStreet: up to 90% of cost and up to 100% of the rehab on some programs, loans from $150,000 to $5M+, and closings in as little as 10 days. That matters in Philadelphia, where century-old rows often need heavy rehab and transfer taxes take a real bite twice. You can also exit into a long-term DSCR rental loan instead of selling.
For Philadelphia flips, LendingStreet is our top pick because it pairs fast, short-term rehab money with a long-term rental loan in one place. Fix and flip loans run from $150,000 to $5M+ on 1 to 8 units, cover up to 90% of cost and up to 100% of the rehab on some programs, and can close in as little as 10 days.
It is a strong fit for investors who want a fast close, steady draws and the option to sell or refinance into a DSCR loan. Get a quote with the form below, or call (877) 298-1001 to talk through a deal.
Well-known fix and flip lenders include Dominion Financial, LendingOne, Lima One and RCN Capital. Compared scenario by scenario for investors in Philadelphia, PA, 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. |
Flips here usually mean a brick row or twin in neighborhoods like Kensington, Port Richmond, Brewerytown, Strawberry Mansion, Grays Ferry, West Philadelphia, Cobbs Creek, Germantown, Frankford and Mayfair, plus the edges of Fishtown and Northern Liberties. Investors also take on small multi-unit conversions.
Because so many blocks share the same footprint, comparable sales can be very specific, down to the block. Adding a bedroom, finishing a basement or building a roof deck can lift the value, but only where the block's buyers will pay for it.
Renovation permits come from the Department of Licenses and Inspections, and structural, electrical, plumbing and mechanical work all need them. Properties on the Philadelphia Register of Historic Places or in historic districts need Historical Commission review for exterior work.
Rows share party walls, so roof and masonry work can affect neighbors, and many older rows need new roofs, rear wall repairs, sewer lateral work, rewiring and new HVAC. Lead paint is common, and the city has lead-safe certification rules for many rentals, which matters if your backup exit is to rent.
Most Philadelphia flippers weigh four kinds of financing: LendingStreet, a local bank or credit union, a local hard money lender, or a private individual. Each has a place, but terms vary widely, so compare them on the items that decide a flip.
| What flippers need | LendingStreet | Typical bank or credit union | Typical local hard money lender | Private individual lender |
|---|---|---|---|---|
| Leverage | Up to 90% of total cost on some programs | Often lower on investor rehabs; varies | Varies by lender | Negotiated deal by deal |
| Rehab funding | Up to 100% of rehab on some programs, paid in draws | May not lend on a distressed house | Often funds rehab in draws; terms vary | Varies |
| Speed to close | As little as 10 days | Usually slower; full underwriting | Often fast | Can be fast if funds are ready |
| Documentation | Business-purpose loan; LLC borrowers welcome | Often requires tax returns and personal income | Varies | Informal; varies |
| Loan size | $150,000 to $5M+ | Varies; may limit investor exposure | Varies; often smaller balances | Limited by one person's capital |
| After the flip | Sell, or refinance into a LendingStreet DSCR rental loan | Separate application | Usually short-term only; no long-term option | Usually short-term only |
| Where they lend | All 50 states and DC | Usually local or regional | Usually local | Usually local |
This example is illustrative and not a quote. An investor buys a brick row in Brewerytown for $165,000 and budgets $120,000 for a new roof, rear wall repair, rewiring, plumbing, HVAC, kitchen and two baths. Total project cost is $285,000. The loan covers 90% of cost, or $256,500: the full $120,000 rehab budget, paid in draws as work is done, plus $136,500 toward the purchase, so the investor brings $28,500 toward the price plus closing costs.
If the full loan were drawn, the estimated interest-only payment would be about $2,138 a month. Over 8 months that is $17,104 of interest plus $5,600 of taxes, insurance and utilities. The home sells for $425,000, and after $35,000 of estimated selling costs and $9,000 of buy-side closing costs the estimated profit is about $73,296, on roughly $60,204 of the investor's own cash.
| Item | Amount |
|---|---|
| Purchase price | $165,000 |
| Rehab budget | $120,000 |
| Total project cost | $285,000 |
| Loan at 90% of cost | $256,500 |
| Rehab funded through draws | $120,000 |
| Loan toward the purchase | $136,500 |
| Cash due toward the purchase | $28,500 |
| Estimated buy-side closing costs | $9,000 |
| Estimated interest-only payment, fully drawn | $2,138 a month |
| Taxes, insurance and utilities while held | $700 a month |
| Months held | 8 |
| After-repair sale price | $425,000 |
| Estimated selling costs | $35,000 |
| Estimated profit before income taxes | $73,296 |
Philadelphia's combined city and state realty transfer tax is more than 4% of the price, and by custom it is usually split between buyer and seller. A flipper pays a share when buying and again when selling, so on a typical flip it can be one of the largest costs after the rehab itself. Confirm the current rate with the city and your title company.
If you rent instead of selling, Philadelphia requires a rental license from L&I. Resale timing is often driven by permits and final inspections, so keep the permit file clean from the start.
Decide on your exit before you sign the contract. If the plan is to sell, the budget has to work at today's comparable sales after selling costs. If the plan might be to rent, check the likely rent against taxes and insurance so a DSCR refinance can work.
LendingStreet offers both paths. A DSCR rental loan qualifies on the property's rent, with LLC borrowers standard, a 1.0x standard minimum DSCR, sub-1.0 programs and 30-year terms. Seasoning before a refinance varies by program.
Put each lender through the same short list. The answers tell you more than any ad.
How we answer each one: leverage up to 90% of cost and up to 100% of rehab on some programs; draws paid after inspections; LLC borrowers welcome; close in as little as 10 days; $150,000 to $5M+, with larger loans reviewed case by case; and a DSCR rental refinance with a 1.0x standard minimum, sub-1.0 programs and seasoning that varies by program.
Send the address, purchase price, rehab budget and your expected after-repair value. The LendingStreet team will size the loan and lay out the draw plan. Get a quote with the form below, or call (877) 298-1001.
Our top pick is LendingStreet. It offers up to 90% of cost and up to 100% of rehab on some programs, closes in as little as 10 days, funds $150,000 to $5M+ and lets you refinance into a DSCR rental loan if you keep the house.
Yes. LendingStreet lends in Philadelphia and across Pennsylvania, and in all 50 states and DC. Our investor loans are business-purpose loans on non-owner-occupied property.
You usually pay a share of it twice, once on the purchase and once on the sale. Model both in your budget before you make an offer, and confirm the current rate.
Yes. Philadelphia requires a rental license from L&I, and many rentals also need lead-safe certification. A DSCR refinance can then qualify on the rent.
Yes. On some programs we fund up to 100% of the rehab, paid in draws as work is completed, with total leverage up to 90% of cost.
Yes. LLC borrowers are standard, and these are business-purpose loans on non-owner-occupied investment property.
In as little as 10 days on a complete file. Have the contract, scope, budget and LLC documents ready to keep it moving.
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.