Orlando flips are won on speed and lost on insurance. The right lender closes fast, funds the roof and windows, and helps you test the rental exit before you buy.
In short: Our top pick for hard money in Orlando is LendingStreet. We close in as little as 10 days, finance up to 90% of purchase plus rehab with up to 100% of the rehab on some programs, and offer rates from 7.99%. We also make DSCR rental loans, so the same lender can refinance a finished Orlando home if you decide to keep it.
Orlando investors often buy one house to flip and the next to keep, so a lender that only does short-term loans covers half the plan. LendingStreet is an investor lender with fix and flip, bridge and DSCR rental loans in one place, built for exactly that mix.
On the short-term side, we lend from $150,000 to $5M+ on 1-8 unit non-owner-occupied property, finance up to 90% of total cost (LTC) and up to 100% of the rehab on some programs, and close in as little as 10 days. Payments are interest-only and rates start from 7.99%. When the work is done, a DSCR loan qualified on rent can take over.
Get a quote with the form below or call (877) 298-1001.
If you are weighing CoreVest, Dominion Financial, LendingOne, Lima One and RCN Capital for a hard money loan for investors in Orlando, FL, 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. |
| Bridge close in about 10 days | LendingStreet | We can close in as little as 10 days. CoreVest states its bridge loans typically close within 2 to 4 weeks. |
| 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. |
A general look at lender types. It describes typical patterns, not any particular company, so confirm terms directly.
| Investor need | LendingStreet | Local hard money lender | Private individual | Bank or credit union |
|---|---|---|---|---|
| Time to close | As little as 10 days | Often fast; varies by lender | Can be fast; depends on the person | Often several weeks |
| Leverage on total cost | Up to 90% LTC | Varies; often lower | Negotiated deal by deal | Usually a larger down payment |
| Rehab money | Up to 100% of rehab on some programs, paid in inspected draws | Varies | Varies | Often limited on distressed homes |
| Keeping a finished rental | DSCR loan on rent; sub-1.0 programs exist | Usually not offered | Rarely | Often needs tax returns |
| Rates | From 7.99% | Varies; fees and terms vary | Varies | Varies; may need full income documents |
| Long-term rental loan | DSCR refinance with the same lender | Usually short-term only | Rarely | Sometimes; often needs tax returns |
| Loan size | $150,000 to $5M+ | Varies | Limited by one person's capital | Varies by bank |
West and south of downtown, Pine Hills, Holden Heights, Washington Shores and Parramore have affordable 1950s to 1970s concrete block homes. East side areas like Azalea Park and Conway draw buyers who work near the airport and downtown, and College Park and Audubon Park have older homes with higher resale prices. Winter Park sits at the top of the market.
Beyond Orange County, investors work Apopka and Ocoee, Sanford in Seminole County and Kissimmee in Osceola County. Many sellers here are long-time owners or out-of-state landlords, and they often value a quick, certain close.
Insurance is the line to price first in Central Florida. Older roofs can make a policy hard to place, wind mitigation features can lower premiums, and parts of the region carry sinkhole risk that insurers may ask about. Get a quote before you set the rehab budget.
Short-term rental rules vary sharply. The City of Orlando limits whole-home short-term rentals, while parts of Osceola County near the theme parks have areas zoned for vacation rentals. If your exit is a rental, confirm zoning and HOA rules for the address. Permits come from the city or county where the home sits.
This example is illustrative and not a quote. An investor buys a 1960s block home in Azalea Park for $292,000 and budgets $54,000 for a roof, windows, HVAC and interiors. Total cost is $346,000; at 90% LTC the loan is $311,400, and the investor brings $34,600 plus about $6,400 in closing costs.
The estimated interest-only payment is about $2,725 a month on the full balance. Over 5 months, interest is about $13,625 and taxes, insurance and utilities add about $2,100.
The finished home appraises at $425,000 and leases for $2,600 a month. At 75% of value, the DSCR loan would be $318,750 with estimated principal and interest of about $2,174. Florida taxes of $390 and insurance of $240 bring the payment to about $2,804, a DSCR of about 0.93x, below the 1.0x standard minimum.
That is a common Orlando result. The investor can look at a sub-1.0 DSCR program, take a smaller loan, raise the rent with a stronger finish, or sell. Running this before buying keeps the exit from becoming a surprise.
| Item | Amount |
|---|---|
| Purchase plus rehab | $346,000 |
| Short-term loan at 90% LTC | $311,400 |
| Interest-only payment | $2,725 a month |
| Appraised value | $425,000 |
| DSCR loan at 75% | $318,750 |
| Estimated principal and interest | $2,174 |
| Taxes and insurance | $630 |
| Total payment | $2,804 |
| DSCR at $2,600 rent | About 0.93x |
Florida's deed stamp tax outside Miami-Dade is $0.70 per $100 of price, usually paid by the seller. New mortgages carry documentary stamp tax and intangible tax, paid at closing. Florida foreclosures are judicial, and county clerks hold foreclosure sales that generally require a deposit at the sale and the balance quickly, so most auction buyers use cash.
Investor-owned homes do not get the homestead exemption, so budget taxes on the price you pay. Confirm current figures with your title agent.
A sale pays off the short-term loan from proceeds. A hold uses a DSCR loan qualified on rent, with no W-2s or tax returns, a 620 minimum credit score, LLC borrowers standard and 30-year terms available. Cash-out goes up to 75% LTV, and seasoning varies by program.
In Orlando, the deciding numbers are usually insurance and the reassessed tax bill, not the rent. Get both before you write the offer, then decide which houses to flip and which to keep. Our bridge-to-DSCR guide walks through the timing of the refinance, and the DSCR calculator lets you test rents and costs yourself.
If you are paying off a maturing short-term loan from another lender, we can look at refinancing it into a DSCR loan once the property is leased, or into a new short-term loan if work remains.
Ask each lender:
Send the address, price, rehab budget, insurance quote and target rent or resale through the form below, or call (877) 298-1001. We will check the short-term loan and the DSCR exit together.
LendingStreet is our top pick. It combines closings in as little as 10 days and up to 90% LTC with DSCR rental loans, so you can flip or hold with one lender.
Yes. We lend in Orlando, across Central Florida and in all 50 states and DC on 1-8 unit investment property.
Rates start from 7.99% on our short-term loans. Your rate depends on the deal and your experience.
Sub-1.0 DSCR programs exist, or a smaller loan, higher rent or a sale may work better. We can run the options with you.
Only where zoning and HOA rules allow it. The City of Orlando limits whole-home short-term rentals, while some Osceola County areas are zoned for them.
Up to 100% of the rehab on some programs, released in draws after inspected work, within up to 90% of total cost.
Yes. LLC borrowers are standard on our investor loans.
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