If you’re considering jumping into your next fix-and-flip but the thought of a 45-day bank closing makes you want to take a permanent nap, welcome to the world of high-velocity real estate investing. In the fast-paced markets of Tennessee, Ohio, and Florida, speed isn't just an advantage, it’s the difference between a "Closed" sign and a "Missed Opportunity" sign.
At Emerald Capital Funding, we’ve seen too many investors lose great deals because their financing couldn't keep up with the pace of the street. That’s why we developed a framework designed to get you from application to funding in as little as five days, often with up to 90% Loan-to-Cost (LTC).
This guide will equip you with the exact steps needed to leverage quick funding and secure the high-leverage fix and flip financing you need to scale your portfolio. Don't worry; we’ve got you covered.
What Is 90% LTC Funding (and Why Does It Matter)?
Before we dive into the "how," let's talk about the "what." In the lending world, LTC stands for Loan-to-Cost. While many traditional lenders might offer you 70% or 75% of your purchase price, a 90% LTC hard money loan means you only need to bring 10% of the project cost to the table.
Why this is a game-changer for you:
- Keep your cash: By putting less down, you keep more liquidity for other deals or unexpected rehab "surprises" (we’ve all found that one leaky pipe behind a pristine-looking wall).
- Scale faster: If you’re only putting 10% down instead of 25%, you can effectively fund 2.5 deals for the same amount of capital.
- Focus on the rehab: With more of the purchase and rehab costs covered, your personal capital stays in your pocket until it’s needed for the heavy lifting.
With that said, high leverage requires high speed. If you’re getting 90% LTC, your lender needs to be as confident in the deal as you are. That’s where our framework comes in.
The 5-Day Funding Framework: From App to Close
Closing a deal in five days isn't magic; it’s a systematic, step-by-step approach. Once you’ve mastered this flow, you’ll be the investor sellers call first because they know you can perform.
Day 1: The "Speed-Dial" Application
The clock starts the moment you submit your package. To hit the 5-day mark, your "Day 1" needs to be comprehensive. At Emerald Capital Funding, we don't wait for a 200-page tax return. We focus on the asset.
- Action: Submit your purchase contract, a detailed Scope of Work (SOW), and photos of the property.
- Pro Tip: Use a standardized rehab budget template. It shows us you’re a pro and helps our underwriters move faster.
Day 2: Internal Valuation (No Appraisal Lag!)
One of the biggest bottlenecks in traditional lending is the third-party appraisal. Waiting 14 days for an appraiser to find their car keys is a deal-killer.
- How we do it: We utilize internal valuations and Broker Price Opinions (BPOs) to verify the After-Repair Value (ARV).
- Your Job: Provide solid "comps" (comparable sales) that support your projected exit price.
Day 3: Underwriting & The Green Light
Once the value is confirmed, our team dives into the underwriting. We look at the deal’s math and your experience level.
- Authority Insight: As our COO Jill Nicholson often says, "We lend on the potential of the property and the strength of the plan." We aren't bogged down by the same red tape as your local credit union.
Day 4: Title & Insurance Coordination
While we’re finalizing the numbers, you should be ensuring the title is clear and insurance is ready.
- Stay Ahead: Work with a title company that understands bridge loans and hard money timelines. If they can’t turn title in 48 hours, they might not be the right partner for a 5-day close.
Day 5: Signing & Funding
The finish line! You sign the docs, we wire the funds, and the property is yours. You’re now ready to start the rehab while other investors are still waiting for their bank’s "loan committee" to meet next Tuesday.
Why Traditional Banks Are Losing the Race
If you've ever tried to get a fix-and-flip loan from a big-box bank, you know the pain. They want three years of tax returns, your firstborn's middle name, and 45 to 60 days to decide.
| Feature | Traditional Bank | Emerald Capital Funding |
|---|---|---|
| Closing Time | 30–60 Days | 5 Business Days |
| Leverage (LTC) | 65% – 75% | Up to 90% |
| Income Verification | Debt-to-Income (DTI) focus | Asset-based (No DTI) |
| Property Condition | Must be "move-in ready" | Distressed properties welcome |
In states like Pennsylvania, Missouri, and Oklahoma, where the market moves fast and the inventory is competitive, you simply cannot wait 60 days. You need a partner that speaks the language of "right now."
Market Spotlight: Where the 5-Day Framework Shines
We provide nationwide private money loan programs, but we are seeing incredible success with the 5-day framework in these specific states:
- Tennessee & Florida: These markets are hot, and sellers often prioritize cash or fast-closing offers over the highest price. Using our 5-day close makes your offer as strong as cash.
- Ohio & Pennsylvania: Great for DSCR loans and the BRRRR method. You can buy with a 5-day hard money loan, rehab the property, and then refinance into a long-term rental loan once the value is added.
- Oklahoma & Missouri: High-yield opportunities abound here, especially for investors looking for affordable entry points with high ARVs.
Q&A: Your Rapid Funding Questions Answered
Q: Do I really need 90% LTC?
A: Not always, but it’s a powerful tool. If you have a high-margin deal, taking 90% LTC allows you to keep your capital for the next project. We offer flexible terms to fit your specific strategy.
Q: What if I’m a first-time investor? Can I still close in 5 days?
A: Absolutely! While experience helps with leverage and rates, a clean deal package and a solid contractor bid can help a first-timer move just as fast.
Q: Do you require personal income verification?
A: For our fix-and-flip and DSCR programs, we focus on the property’s value and its ability to generate income (the Debt Service Coverage Ratio). Your personal W2s aren't the star of the show here.
Q: What property types do you fund?
A: We serve single-family homes, multi-family properties up to 10 units, condos, and townhomes. If it’s a solid investment, we want to hear about it.
Actionable Takeaways for Your Next Deal
Success is within your reach if you follow this checklist before your next offer:
- Get Pre-Approved: Contact us before you find the deal so you have a proof-of-funds letter ready to go.
- Build Your "Deal Kit": Keep your LLC docs, ID, and experience track record in a single digital folder.
- Vett Your Contractors: Have a contractor ready to provide a line-item budget the moment you go under contract.
- Think About the Exit: Are you flipping or holding? If you're holding, let's talk about a DSCR refinance plan early on.
Ready to Close in Record Time?
The pathway to financial security through real estate is paved with speed and smart leverage. At Emerald Capital Funding, we aren't just a lender; we're your partner in scaling your business. Whether you're eyeing a duplex in Cleveland or a bungalow in Nashville, we have the tools to help you win the deal.
Don't let another great property slip through your fingers.
Apply Now to Get Your 5-Day Funding Started!
Still have questions? Reach out to our team today and let's get your next project off the ground.
