Fix-and-flip loan documents & draw-schedule origination
Price the purchase and the rehab, read the scope of work and appraisal, build the draw schedule, and generate the closing package with its construction rider — from attorney-drafted templates, under your own brand.
A fix-and-flip loan is short-term financing for an investor who buys a property, renovates it, and resells it. It usually funds the purchase plus a rehab budget that is held back and released in draws as work is completed and inspected, and is sized against loan-to-cost (LTC) and after-repair value (ARV). Terms commonly run 6–18 months, interest-only.
To produce its documents, docOrder quotes the deal against your LTC/ARV rules, reads the scope of work and the as-is and ARV appraisal into the file, builds the rehab draw schedule, and assembles the note, security instrument, and construction/rehab rider from attorney-drafted templates by deterministic find-and-replace — unlimited, with no per-deal document fee.
How docOrder handles a fix-and-flip loan
One branded link runs the file from quote to closing package. Here is the path a fix-and-flip deal takes through the engine.
Quote against LTC & ARV
The borrower prices the deal on your branded link — purchase price, rehab budget, and ARV — against the loan-to-cost and after-repair-value rules you set.
Term sheet e-signed, file opens
The borrower e-signs the branded term sheet; the file opens in your pipeline with the rehab holdback captured.
Scope of work & appraisal read in
The engine reads the purchase contract, the scope of work / rehab budget, and the as-is + ARV appraisal into the file, cross-checking the APN across title and appraisal.
Draw schedule built
The rehab holdback becomes a draw schedule on the file — so each release is tracked against completed, inspected work.
One click: closing package + rehab rider
Your state-specific package — note, mortgage or deed of trust, loan agreement, construction/rehab rider, and draw schedule — generates from attorney-drafted templates.
Documents a fix-and-flip loan needs
A flip file adds the rehab story — scope, budget, and experience — on top of the collateral. Here is the usual intake and what the engine produces.
Intake & underwriting
- Purchase contract
- Scope of work / itemized rehab budget
- Contractor information
- Borrower experience / track record of prior flips
- Entity formation docs
- As-is and after-repair (ARV) appraisal
- Title commitment
- Insurance (builder's risk / hazard)
Closing package the engine generates
- Promissory note (interest-only)
- Mortgage or deed of trust (state-specific)
- Loan agreement
- Construction / rehab rider
- Draw schedule & disbursement terms
- Personal guaranty (entity borrowers)
- Business-purpose certifications & state riders
Typical fix-and-flip loan terms
What these loans commonly look like in the business-purpose market, so you can set your own box.
| Term | Typical market range |
|---|---|
| Term | 6–18 months, interest-only |
| Loan-to-cost | up to ~85–90% of purchase + rehab |
| After-repair value | up to ~70–75% of ARV |
| Rehab funds | held back, released in inspected draws |
| Points | ~1–3 origination points |
| Purpose | business-purpose / non-owner-occupied only |
Ranges above are common business-purpose market terms for context only — not a docOrder product, offer, or guarantee. You set your own pricing and credit box; the engine quotes every deal from your own LTV and rate rules.
How the engine quotes, reads & generates it
Quoting. The pricing engine sizes a flip against both loan-to-cost and after-repair value from your own rules, separating the purchase advance from the rehab holdback, and turns it into a branded term sheet the borrower e-signs.
Reading. It reads the purchase contract, the scope of work, and the as-is and ARV appraisal into the file, captures the legal description and APN from title, and cross-checks the APN across title and appraisal before documents can generate. The rehab holdback is turned into a draw schedule the file tracks.
Generating. The closing package — note, security instrument, loan agreement, and the construction/rehab rider with the draw schedule — is assembled by deterministic find-and-replace from attorney-drafted templates. The templates and the generated loan documents never go to an outside AI, every field is verified, and generation is unlimited with no per-deal fee across 38 states and growing.
Fix & flip loan FAQ
The questions lenders ask most about fix-and-flip loans and producing their documents.
What is a fix-and-flip loan?
A fix-and-flip loan is short-term financing for an investor who buys a property, renovates it, and resells it for profit. It typically funds the purchase plus a rehab budget that is held back and released in draws as work is completed, and is underwritten against loan-to-cost and after-repair value.
How is a fix-and-flip loan different from a bridge loan?
Both are short-term and interest-only, but a fix-and-flip loan is built around renovation: it funds a rehab budget in inspected draws and is sized against after-repair value, with a construction or rehab rider and a draw schedule in the closing package. A plain bridge loan generally finances the property as-is without a rehab holdback.
What documents does a fix-and-flip loan need?
Intake usually includes the purchase contract, an itemized scope of work and rehab budget, contractor information, the borrower's flip experience, entity documents, an as-is and after-repair appraisal, a title commitment, and builder's risk or hazard insurance. The closing package adds a construction or rehab rider and a draw schedule to the note and security instrument.
How does docOrder handle the rehab draw schedule?
When the loan is quoted, the rehab holdback is captured and turned into a draw schedule on the file. The schedule is written into the construction or rehab rider in the closing package and tracked on the file so each release can be tied to completed, inspected work. You approve the releases.
What are typical fix-and-flip terms?
Fix-and-flip loans commonly run 6 to 18 months, interest-only, with loan-to-cost up to roughly 85 to 90 percent and after-repair value up to roughly 70 to 75 percent, plus one to three points. These are general market ranges; the lender sets the actual terms and docOrder quotes from the lender's own rules.
How are the closing documents generated?
docOrder assembles the note, security instrument, loan agreement, construction rider, and draw schedule by deterministic find-and-replace from attorney-drafted templates, verifying every field and sweeping each render for placeholders. The templates and the generated documents never go to an outside AI.
Is document generation metered per file?
No. Loan-document generation is included and unlimited on every plan, from $19 per month, with no per-deal or per-document fee — including redraws when a scope or budget changes.
Other loan types
docOrder runs the whole business-purpose desk. Explore the rest.
Run your fix-and-flip closings under your own brand.
Quote it, read the documents, and generate the state-specific closing package from attorney-drafted templates — one engine you own, live in minutes.