Fix & Flip Loans in Flint, MI for Purchase + Rehab Financing

What a Flint flip actually involves

The stock is a large pre-war and mid-century stock in the city at very low basis, and materially higher-basis suburban stock in Grand Blanc, Fenton and Flushing. Low-basis rehab in College Cultural and Mott Park where renovation exceeds purchase, with a thin comparable set. Plumbing, roof and mechanicals are standard; suburban flips in Grand Blanc are cosmetic at higher basis.

Michigan forecloses by advertisement — non-judicial. Flint city runs at one of the lowest bases in the country, so renovation exceeds purchase price on almost every city deal, and the ARV comparable set is thin in many blocks. The suburbs — Grand Blanc, Fenton — are a different market entirely. Water-infrastructure history affects lender and buyer perception of specific parcels; confirm service-line replacement status.

Where Flint flips go wrong

Pre-war stock in Flint means the scope is rarely what the walkthrough suggests. Budget for the mechanicals — wiring, supply lines, drain lines — before the finishes, and expect the inspector to find what the seller did not disclose.

Where renovation exceeds purchase price, the loan sizes on total project cost and ARV, not on purchase. Many national lenders cap rehab near half the purchase price and decline the deal on that alone. Several of our sources write it routinely — it is the single most common Flint placement.

Scenarios we place in Flint

Purchase plus rehab in one loan
Sized on total project cost and ARV, whichever binds — in College Cultural and Mott Park the ARV cap usually governs; on a large pre-war and mid-century stock in the city at very low basis the cost side does. Rehab sits in a holdback and releases in draws after inspection; you carry the work between them.

Rehab budget larger than purchase price
Routine in Flint. Sized on cost and ARV. The lenders that cap rehab at half of purchase are simply not the ones we place it with.

Pre-war rowhouse or bungalow with unknown mechanicals
Contingency of 15 to 20 percent on the line items, a licensed GC, and a draw schedule that puts the mechanicals first. Sources that write older stock expect it.

First flip in Flint
Several sources write first-timers at lower leverage with a licensed GC attached; several require completed projects. A first deal in East Village or Grand Blanc with a documented scope and a local GC is the profile that places most easily.

Hold instead of sell
Fix-to-rent lets you decide at completion. The DSCR takeout is a second underwrite on rent and appraised value — and in Flint the tenant base around Hurley and McLaren health systems is what makes that exit credible. Run it before you buy.

Program terms

Standard ranges across our capital sources: $150,000 to $5M+, up to 95% of total project cost, up to 100% of the rehab budget in draws, 6 to 18 months interest-only, 5 to 10 business days to close with 5-day expedited for experienced investors. Full detail and the current rate floor are on the fix and flip loan page. First-time flippers generally see lower leverage.

Who fits, what disqualifies, what to bring

Who fits
Investors buying a non-owner-occupied property anywhere in the Flint metro — Flint, Grand Blanc, Flushing, Burton, Fenton, Davison and Swartz Creek — to renovate and resell or refinance, with the liquidity to carry work between draws.

What commonly disqualifies in Flint
No line-item scope. No licensed GC on a first project. Liquidity that covers the down payment but not points, third-party costs and carry. An ARV the comparables cannot support.

What you will need
Contract, line-item budget by trade, GC bid and license, ARV comparables from the same era of construction, proof of liquidity, entity documents.

What happens next
One application. We place the file against sources whose leverage, rehab cap and experience rule fit, and return terms with the draw schedule spelled out.

Where we lend around Flint

The Flint metro — Flint plus Grand Blanc, Flushing, Burton, Fenton, Davison and Swartz Creek — and the rest of Michigan via the Michigan fix and flip page. The active rehab corridors in Flint include College Cultural, Mott Park, East Village, Woodcroft, Grand Blanc.

Size the loan and the cash to close in the ARV calculator, add the carry in the carrying costs calculator, and build the budget in the rehab cost estimator.

Also see: Detroit, MI →Grand Rapids, MI →

Frequently asked questions

How much cash do I need to flip in Flint? ▼

The gap between the loan and total project cost, plus points, third-party costs and the rehab you carry between draws. The ARV calculator returns it for your numbers.

Do you finance first-time flippers in Michigan? ▼

Yes, through sources that write them — lower leverage, licensed GC attached.

My Flint rehab costs more than the house. Is that fundable? ▼

Yes. Sized on total cost and ARV. Lenders capping rehab at half of purchase are why it gets declined elsewhere.

What do Flint inspectors usually flag on older houses? ▼

Plumbing, roof and mechanicals are standard; suburban flips in Grand Blanc are cosmetic at higher basis. Budget contingency for it.

How fast can it close? ▼

5 to 10 business days on a complete file; 5-day expedited for experienced investors. A BPO in lieu of appraisal is available on bridge structures.

Can I refinance into a rental loan instead of selling in Flint? ▼

Yes — fix-to-rent. Separate underwrite on rent and appraised value. Run it before you buy.