Seattle flips are big-ticket projects. A dated rambler in South Seattle or a tired craftsman in West Seattle can need six figures of work, and the deal still has to close before the next investor's cash offer does.
In short: Our top pick for hard money in Seattle is LendingStreet. We lend up to 90% of cost and up to 100% of rehab on some programs, close in as little as 10 days and fund $150,000 to $5M+ on 1-8 unit investment property. Unlike most short-term-only lenders, we also offer long-term DSCR rental loans, so a King County flip you decide to keep can move into a 30-year loan without starting over with a new lender.
LendingStreet is an investor lender. Every loan is a business-purpose loan on non-owner-occupied property, and our fix and flip and bridge programs fit the way Puget Sound investors work: buy quickly, fund the renovation in draws and exit by sale or refinance.
Loans are short-term and interest-only, with rates from 7.99%. Because Seattle prices run high, our $150,000 to $5M+ range matters. A full renovation of a $700,000 house, a lot where you are adding a detached ADU or a small 5-8 unit building all fit the program.
To see your numbers, 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 Seattle, WA, 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. |
Seattle investors usually choose among four lender types. This is a general comparison, and every lender is different, so confirm terms directly with each one.
| What investors need | LendingStreet | Typical Seattle hard money lender | Typical private lender | Typical bank or credit union |
|---|---|---|---|---|
| Speed to close | As little as 10 days | Often fast; varies | Can be fast; depends on the person | Usually slower; full underwriting |
| Leverage | Up to 90% of cost (LTC) on some programs | Varies; often lower on newer investors | Negotiated deal by deal | Often lower on distressed property |
| Rehab funding | Up to 100% of rehab in draws on some programs | Varies by lender | Varies; often a lump sum or none | Often limited for heavy rehab |
| Loan size | $150,000 to $5M+ | Varies; some cap smaller | Limited by one person's capital | Varies by bank |
| Long-term rental loan after the rehab | Yes: DSCR loans with 30-year terms | Usually short-term only | Usually short-term only | Possible, often with tax returns |
| How you qualify | The deal, your experience and credit; DSCR exit on rent | Mostly the deal | Relationship and the deal | Often tax returns and income |
| LLC borrowers | Standard | Common | Varies | Varies |
Inside the city, rehab activity tends to cluster where older housing and lower entry prices meet: Rainier Valley, Beacon Hill, Delridge, Lake City and the 1950s rambler blocks of North Seattle. Craftsman homes in Ballard, Wallingford and West Seattle resell for more but usually need deeper structural and systems work.
Outside the city, investors look south to Renton, Kent, Burien, Tukwila and Federal Way, north to Shoreline, Lynnwood and Everett, and to Tacoma in Pierce County. Entry prices are lower, lots are often larger and the buyer pool for a finished three-bedroom home stays deep.
Older Seattle homes bring familiar surprises: buried or decommissioned heating oil tanks, knob-and-tube wiring, aging side sewers and basements that take on water in the wet season. Price an inspection for each before you lock your rehab number.
Seattle permits run through the Seattle Department of Construction and Inspections, and each surrounding city has its own building department. Review times can stretch a schedule, so build permit time into your hold period and your interest budget.
Washington's middle housing law and Seattle's ADU rules allow more homes on many residential lots than in the past. Some investors use that to add a detached ADU or plan a duplex during the rehab. Confirm what a specific lot allows before you price it in.
Washington charges a graduated real estate excise tax on sales, usually paid by the seller, and many cities add a local portion. On a flip you pay it when you sell, so count it in your exit costs. If you keep and rent the home, Seattle's rental registration and inspection program applies. Confirm current rules with the city and your title company.
This example is illustrative and not a quote. An investor buys a 1950s rambler in South Seattle for $615,000 and budgets $135,000 for a new kitchen, baths, windows, electrical and an oil tank decommissioning, a total cost of $750,000. At 90% of cost the loan is $675,000, so the investor brings $75,000 plus an estimated $9,000 in closing costs.
The estimated interest-only payment is about $5,344 a month, a conservative figure that assumes the full loan is drawn from day one. Over a 7-month project that is about $37,406, plus about $7,700 in taxes, insurance and utilities. Selling at $925,000 with costs of about 8%, including the excise tax, leaves an estimated profit of about $46,894 on roughly $129,106 of the investor's own cash.
| Item | Amount |
|---|---|
| Purchase price | $615,000 |
| Rehab budget | $135,000 |
| Total project cost | $750,000 |
| Loan at 90% of cost | $675,000 |
| Investor cash at purchase (before closing costs) | $75,000 |
| Estimated closing costs | $9,000 |
| Estimated interest-only payment, fully drawn | $5,344 a month |
| Interest over 7 months | $37,406 |
| Taxes, insurance and utilities over 7 months | $7,700 |
| Sale price (after-repair value) | $925,000 |
| Selling costs at about 8% | $74,000 |
| Estimated profit before income taxes | $46,894 |
Many Seattle investors sell, because high values mean rent covers a full refinance only at lower leverage. Others keep the home, especially when a new ADU adds a second rent. LendingStreet supports both exits, so the decision can wait until the work is done.
Our DSCR loans start at $150,000, qualify on the property's rent with no W-2s or tax returns, require a 620 minimum credit score and offer 30-year terms. Cash-out goes up to 75% LTV, rate-and-term up to 80% on some programs, and seasoning varies by program. The standard minimum is 1.0x DSCR, with sub-1.0 programs for rents that fall a little short.
The long wet season affects exterior work. Roofing, siding, paint and drainage are easier to schedule in summer, so a project bought in October may carry longer than one bought in April. Add contingency to the timeline as well as the budget, and check these items early:
Ask every lender the same questions, then lay the answers side by side. Here is how LendingStreet answers each one.
| Question to ask | How LendingStreet answers |
|---|---|
| What is your maximum leverage, as a share of cost (LTC) and of rehab? | Up to 90% LTC and up to 100% of rehab on some programs |
| If I keep the property, what DSCR minimum applies on the refinance? | 1.0x standard minimum, with sub-1.0 programs available |
| What seasoning do you require before a cash-out refinance? | Varies by program; we explain the options up front |
| Can I borrow in my LLC? | Yes. LLC borrowers are standard |
| How long does closing take? | As little as 10 days |
| Do you limit large balances? | Loans run from $150,000 to $5M+; larger balances get more review |
| Do you offer the long-term loan too? | Yes. DSCR rental loans with 30-year terms, qualified on rent |
Send the address, purchase price, rehab budget, expected after-repair value and timeline, plus your recent project history if you have it. A loan officer will review the deal and outline your options. Use the form below, or call (877) 298-1001 to talk it through.
Our top pick is LendingStreet. You get hard money style speed, with closings in as little as 10 days, up to 90% LTC and up to 100% of rehab on some programs, plus a DSCR rental loan if you keep the property.
Yes. We lend across Seattle and King, Pierce and Snohomish counties, and in all 50 states and DC, on 1-8 unit non-owner-occupied investment property.
Rates start from 7.99%. Your rate depends on experience, leverage, the property and the size of the loan.
It can, if the lot allows it and the plans and permits are in place. Bring the ADU scope and cost with your rehab budget so it can be reviewed with the rest of the project.
In as little as 10 days. Speed depends on title, insurance and a complete file, so send the contract and rehab budget as early as you can.
Yes. Our DSCR loans qualify on the property's rent, with 30-year terms and LLC borrowers welcome. Seasoning for cash-out varies by program.
Experience affects leverage and terms, but newer investors can apply. A detailed budget and an experienced general contractor help.
No. Our loans are business-purpose loans on investment property that the borrower does not occupy.
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