St. Louis is a city of brick: sturdy single-family homes, two-family flats and four-family buildings built before World War II. Flippers can buy solid structures at reasonable prices, but rehab scope, occupancy rules and a split between the city and dozens of county municipalities all need attention.
In short: Our top pick for fix and flip financing in St. Louis is LendingStreet. We fund up to 90% of cost (LTC) and up to 100% of the rehab on some programs, close in as little as 10 days and offer a 30-year DSCR refinance if you hold. Loans run from $150,000 to $5M+ on 1 to 8 unit investor property in the City of St. Louis, St. Louis County and St. Charles County.
LendingStreet is an investment property lender built for investors who buy, renovate and resell. Our fix and flip loans run from $150,000 to $5M+ on residential investor property with 1 to 8 units, with up to 90% of cost (LTC) and up to 100% of the rehab budget financed on some programs. Loans are short-term and interest-only, and we can close in as little as 10 days.
LendingStreet fits investors renovating brick homes and two-family flats in south city, rehabbing four-family buildings, updating ranch homes in the county and running several projects at once.
Your exit is flexible: sell the finished home, or hold it and move into a long-term DSCR loan that qualifies on rent, with no W-2s or tax returns. Having both paths under one roof can save a second lender search later. To get started, get a quote with the form below or call (877) 298-1001.
If you are weighing Dominion Financial, LendingOne, Lima One and RCN Capital for a fix and flip loan for investors in St. Louis, MO, this is the short version: LendingStreet wins the scenarios below, and you can get a quote with the form below.
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. |
South city neighborhoods such as Tower Grove South, Southampton, Bevo Mill, Princeton Heights, Lindenwood Park and Holly Hills are full of brick bungalows, two-family flats and four-family buildings from the 1910s through the 1940s. Benton Park, Soulard, Shaw and The Hill draw buyers who want historic homes close to downtown and the city's parks.
In St. Louis County, inner-ring suburbs such as Maplewood, Affton, Lemay, Florissant and Ferguson offer brick ranches and smaller older homes, while Kirkwood, Webster Groves and Ballwin attract buyers willing to pay for schools. St. Charles County has newer subdivisions with homes that often need cosmetic updates.
Brick homes hold up well, but they often need masonry repair, roof and gutter work, new electrical service, plumbing updates and new HVAC, since many older homes still have original heating systems or none at all for cooling. Lead paint is common in homes built before 1978, and basements can have water issues. Converting a two-family to a single-family, or the reverse, may need zoning and permit approval.
St. Louis County has dozens of municipalities, and many require an occupancy permit or inspection when a home sells or a new occupant moves in. The City of St. Louis has its own permits and inspections. Ask the local building department which inspections and permits apply before you close, since unexpected items can add time and cost.
Here is how the main types of lenders in St. Louis handle a short-term rehab loan. Terms vary, so treat the other columns as typical, not universal.
St. Louis has many community banks and credit unions, and they can work for borrowers with full documentation and time. Local hard money and private lenders are often quick, though fees and terms vary and they rarely offer a long-term loan. LendingStreet offers hard money style speed, high leverage and a DSCR refinance path in one place.
| What flippers need | LendingStreet | Typical bank or credit union | Typical local hard money lender |
|---|---|---|---|
| Leverage on purchase and rehab | Up to 90% LTC and up to 100% of rehab on some programs | Often lower; varies by bank | Varies widely by lender |
| Closing speed | As little as 10 days | Often several weeks or longer | Often fast; varies |
| Loan size | $150,000 to $5M+ | Varies; investor lending limits are common | Varies by lender |
| Borrowing in an LLC | Standard on our investor loans | Varies; may require more paperwork | Usually allowed |
| Long-term option after the rehab | Refinance into a 30-year DSCR loan qualified on rent | Possible, but often requires tax returns and full income documentation | Usually short-term only |
| Where they lend | All 50 states and DC | Usually a local or regional footprint | Often local or regional |
This example is illustrative and not a quote. An investor buys a brick two-family flat in Tower Grove South for $140,000 and plans a $95,000 rehab: masonry repair, roof, new electrical and HVAC for both units, two kitchens, two baths and paint.
The loan covers 80% of the purchase price ($112,000) plus 100% of the rehab ($95,000), for a total of $207,000. Against a total project cost of $235,000, that is about 88.1% loan-to-cost, inside the 90% limit on some programs. The investor brings $28,000 toward the purchase, about $2,800 in buyer closing costs and about $12,000 in holding costs over 6 months (interest, taxes, insurance, utilities), roughly $42,800 in all.
If the home sells for $325,000 and selling costs run about $22,800, the estimated profit before income taxes is about $52,400, roughly 122% on the cash invested. The same building could be held as a rental instead, qualifying on the combined rent of both units.
| Line item | Amount |
|---|---|
| Purchase price | $140,000 |
| Rehab budget | $95,000 |
| Total project cost | $235,000 |
| Loan (80% of purchase + 100% of rehab) | $207,000 |
| Loan-to-cost | About 88.1% |
| Buyer closing costs (estimate) | $2,800 |
| Holding costs, 6 months (estimate) | $12,000 |
| Investor cash in the deal | $42,800 |
| Resale price (after repair value) | $325,000 |
| Selling costs (estimate) | $22,800 |
| Estimated profit before income taxes | $52,400 |
Missouri does not charge a state real estate transfer tax, which keeps closing costs lower than in many states. Buyers pay title insurance, recording and lender closing costs, and sellers usually pay agent commissions and their own title costs. Municipal occupancy permit fees and inspection costs can apply in the county.
Property taxes are set by the City of St. Louis or St. Louis County assessor and vary by school district and municipality. Budget the full bill for your holding period, plus insurance for a vacant home under renovation. Confirm current figures with your title company.
Well-renovated homes in south city and the stronger county suburbs tend to draw buyers, especially in spring and summer. Two-family flats sell to both owner-buyers and investors, which widens your resale market. Price to recent sales on the same blocks, since values can change from one street to the next.
St. Louis is also a strong rental market. If you keep the property, our DSCR loans qualify on its rent with a 1.0x standard minimum DSCR, and our 2-4 unit and 5-8 unit programs cover flats and small buildings, with max LTV that varies by program on larger buildings.
Whoever you talk to, ask the same questions so you can compare offers side by side.
Here is how LendingStreet answers: up to 90% LTC and up to 100% of rehab on some programs; a 1.0x standard minimum DSCR on the rental refinance, with sub-1.0 programs available; seasoning that varies by program; LLC borrowers as standard; closings in as little as 10 days; and loans from $150,000 to $5M+, with larger balances reviewed case by case.
Share the address, purchase price, rehab scope, unit count and resale or rent estimate. We will size the loan on cost and lay out your options. Get a quote with the form below, or call (877) 298-1001.
Our top pick is LendingStreet, with up to 90% LTC, up to 100% of rehab on some programs, closings in as little as 10 days and a DSCR refinance if you hold. Get a quote with the form below or call (877) 298-1001.
Yes. LendingStreet lends on investor property in the City of St. Louis, St. Louis County and St. Charles County, and in all 50 states and DC.
Yes. Residential investor property from 1 to 8 units qualifies, including two-family flats and four-family buildings.
No. Missouri does not charge a state real estate transfer tax. Municipal occupancy permit and inspection fees may apply.
In as little as 10 days when the file is complete.
Yes. Refinance into a 30-year DSCR loan with us that qualifies on rent. Seasoning varies by program.
No. Our loans are business-purpose loans on non-owner-occupied investment property.
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.