Case Study: $1.2M Indiana Fix & Flip Closed in 11 Days

The Situation

An experienced flipper (initials D.G.) found a strong $1.2M opportunity in Indiana with roughly $650K of estimated rehab and a credible after-repair value well above the all-in cost. The problem wasn't the deal — it was the clock. The seller set a hard 14-day close, and three lenders the investor approached quoted 21 days or more, largely because of appraisal and condition-report turnaround.

At 21+ days, the investor was going to lose a deal that penciled out cleanly. They came to LendingStreet specifically because a multi-source broker can match a time-sensitive deal to the lender best equipped to move fast — rather than being stuck with whichever single lender they happened to start with.

How It Was Structured

Three things made an 11-day close possible:

The right capital source. Of the network's 30+ sources, a subset specialize in fix & flip with desktop valuations instead of full third-party appraisals. That alone removes 5-7 days. The deal was placed with a private bridge source that had previously closed in single digits when needed.
Parallel processing. Title work and entity verification ran simultaneously with underwriting rather than sequentially — cutting another 2-3 days off the typical timeline.
A clean borrower file. The investor had their entity already formed, a detailed line-item rehab scope, and documentation from prior completed flips. That readiness is the difference between 11 days and 21.

When a lender says a deal will take three weeks, that's often a statement about that lender — not about the deal. The right source closes the same file in half the time.

The Outcome

The deal closed in 11 days — three days inside the seller's deadline. The structure landed at high loan-to-cost with the rehab budget funded in escrow on a 12-month bridge term. The investor wired their down payment on day one and the purchase funded by day eleven. The flip proceeded on schedule.

What Every Flipper Can Learn

Form your entity before you're in escrow. LLC formation takes 5-15 business days depending on the state. Starting it mid-deal is how timelines blow up.
Build a line-item rehab scope, not a round number. "$650K rehab" isn't fundable; a detailed scope the lender can fund draws against is.
Document your last 3-5 projects. Photos, ARV, actual exit. This is what underwriting uses to grade your experience and unlock speed and leverage.
The lender match matters more than the rate on a tight timeline. A slightly higher rate that closes on time beats a cheaper loan that loses you the deal.

Frequently Asked Questions

How fast can a fix & flip loan close?

Standard fix & flip closings average 18-25 days across the industry, largely due to appraisal turnaround. With the right capital source using desktop valuations and parallel processing, deals can close in as few as 5-11 days, as this $1.2M Indiana deal did.

What made an 11-day close possible on a $1.2M deal?

Three factors: matching the deal to a capital source that uses desktop valuations (no full third-party appraisal), running title and entity verification in parallel with underwriting, and a borrower file that was ready — entity formed, detailed rehab scope, and prior-project documentation.

Do I need prior flip experience for a deal like this?

It helps significantly. Documented prior exits unlock faster processing and higher leverage. That said, LendingStreet can place first-time flippers through sources that welcome them, though terms differ from an experienced-investor file.

What loan-to-cost can I get on a fix & flip?

LendingStreet places fix & flip up to 100% LTC / 80% ARV through select capital sources on qualified deals, with 100% of rehab costs funded in escrow. The exact leverage depends on experience, credit, and the deal.

How We Closed a $1.2M Indiana Fix & Flip in 11 Days