Broker, not a lenderHard Money Lenders inFlint, Michigan
Fix and flip, DSCR rental and new construction financing for Flint investors. We do not lend our own money, we shop your deal across a 400+ lender network and come back with real terms you can compare on total cost.
Prefer to talk it through? Call or text Micah at (281) 636-5682.
What you get working with us
Price a Flint deal right now
Prefilled with a realistic Flint deal. Change any number and it reprices on the programs that lend in Michigan, with the same math as our term sheets.
Sizing your flip on the same terms as the term sheet. Get a real term sheet →
Financing a deal in Flint
Flint is the lowest-priced market on this list. The city lost much of its auto employment over decades, and many neighborhoods have more houses than buyers. A few pockets hold value well: College Cultural and Woodcroft near the colleges and the cultural center, Carriage Town near downtown, and Mott Park by Kettering University. Outside those, most deals here are rentals, not flips.
The question in Flint is whether a resale buyer exists on the block at all. Redfin puts the citywide median far below the rest of the state, up 4.8% on a year earlier, with homes selling in about 36 days. That median is mostly as-is houses. A finished flip only works where renovated houses have actually sold, so pull those sales first. Everywhere else, buy to rent and refinance into a DSCR loan.
What a Flint deal looks like on paper
Flint example: $70,000 purchase, $50,000 rehab, $170,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Say a 1930s Tudor in the College Cultural neighborhood, 48503, that needs a boiler, a kitchen, a bath and a new sewer line. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.
- Down payment (15% of the purchase)You$10,500
- Origination (0.5%)Lender$2,000
- Lender fees (flat)Lender$1,989
- Broker fee (1%)Broker$2,000
- Title and closing (estimate at Texas rates)Title$2,877
- Prepaid interest (15 days)Lender$232
- Property insuranceInsurer$1,140
- AppraisalAppraiser$550
Interest while you rehab: $471 a month on the $59,500 funded at closing, $866 once every draw is out. Proof of funds is cash to close plus $13,500 of rehab reserve and $5,196 of interest reserve. Sample borrower, sample address; the sheet is issued by the same engine as the borrower’s instant term sheet.
What we can fund in Flint
Swipe the table for rates, credit and terms →
| Program | Down payment | Min credit | Experience | Rate | Origination | Max loan | Term | Close |
|---|---|---|---|---|---|---|---|---|
| Best Rate | 15% | 700+ | First flip OK | 8.99% to 9.49% | 0.5% | 70% of ARV | 12 months | 5-14 days |
| First Flip, 10% Down1 | 10% | 660+ | First flip OK | 9.99% | 2% | 75% of ARV | 12 months | 21-30 days |
| 7.5% Down, 3+ Flips2 | 7.5% | 660+ | 3+ completed flips | 9.99% | 1.5% | 75% of ARV | 12 months | 21-30 days |
| 5% Down, 5+ Flips3 | 5% | 660+ | 5+ completed flips | 9.99% to 10.99% | 2% | 75% of ARV | 9-24 months | 10-14 days |
| 100% Financing, 2+ Flips4 | 0% (100% financing) | 620+ | 2+ completed flips | 9.50% to 12.00% | 2.5% | 70% of ARV | 9 months | 7-14 days |
- Rate 9.99% at 2 to 2.25 points by credit; buy down to 8.99%. Loans under $150,000 add 0.5% to the rate and half a point, under $100,000 1.5% and a point. Under 680 credit the loan caps at 87.5% of cost. Standard interest, charged only on funds drawn. The loan is capped at a share of purchase plus rehab, the full rehab held back for draws, and the ARV must be at least 1.25 times purchase plus rehab. Processing $500, legal $1,495 and underwriting $795.
- Rate 9.99% at 1.5 to 1.75 points by credit; buy down to 8.99%. Loans under $150,000 add 0.5% to the rate and half a point, under $100,000 1.5% and a point. Under 680 credit the loan caps at 90% of cost. Standard interest, charged only on funds drawn. The loan is capped at a share of purchase plus rehab, the full rehab held back for draws, and the ARV must be at least 1.25 times purchase plus rehab. Processing $500, legal $1,495 and underwriting $795.
- Rate is set per file from 9.99%; origination about 2% plus a $995 processing fee.
- Needs 2 completed flips in the last two years and about $75,000 in verified liquidity. Rate 9.5% to 12% and 2 to 3 points, set per file. Purchase plus rehab must fit under 70% of ARV.
Origination has a $2,000 minimum on every program and the broker fee is 1% with a $2,000 minimum. These are the numbers the instant term sheet uses as of October 2026. Strong credit, cash and a track record can price lower through specific lenders in the network.
Where Flint prices sit right now
Before we price a Flint flip, we look at where sales in the city sit today. Your block can run well above or below these numbers, so treat them as the starting point, not the answer.
Redfin puts the Flint median sale price at $65,969 for the three months ending September 2026, up 4.8% from a year earlier, with homes selling in about 36 days. Most of those sales are as-is houses, so finished flips sell well above that median in the stronger neighborhoods.
| Median sale price, Flint (Redfin, 3 months to Sep 2026) | $65,969 |
| Change from a year earlier (Redfin) | +4.8% |
| Days on market, Flint (Redfin) | 36 |
Sources: Redfin, Flint housing market
How a Flint file actually gets priced
Genesee County appraisals in Flint are tough because renovated comps are scarce. We look for finished sales in the same neighborhood inside the last six months and stretch to twelve only when the appraiser will. Small loan amounts matter too, since many lenders have a floor on loan size, so the purchase plus rehab has to be big enough to fit a program. On a rental, the rent and the tax bill decide the DSCR, not the purchase price.
Buyers and lenders still ask about water. The city replaced lead service lines across Flint after the water crisis, so get the replacement record for the address and test the water inside the house. Many Flint houses have been vacant, which means stripped plumbing, frozen pipes and old boilers. The Genesee County Land Bank owns a lot of property here, and its sales come with their own rehab terms.
Who buys your finished Flint deal
In the strong pockets, the Flint buyer is often a professor or staff member at the University of Michigan-Flint, Kettering or Mott Community College, or a hospital worker at Hurley or McLaren, and they want a solid older house fully updated. Everywhere else the exit is a rental to the same workforce. Michigan uncaps taxable value when a house sells and investors do not get the homestead exemption, so price a rental with a realistic tax bill.
Your whole loan, in one portal
Apply once and the whole Flint loan lives in the borrower portal: the term sheet you can accept and sign in the browser, where the loan stands, one place for documents, and the list of what the lender is still waiting on. These are real screens from the portal.
What we fund in Flint
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Flint.
DSCR Rental
Qualifies on the property’s rent, not your W-2. The usual exit when a flip becomes a hold, and the long-term financing on a BRRRR.
New Construction
Ground-up for builders and infill developers, with a draw schedule matched to the build timeline.
Where we lend in Flint
We broker deals across the whole Flint market. These are the submarkets investors ask us about most:
From deal to funded
Send the deal
Address, purchase price, rehab budget and your ARV. About five minutes, no credit pull.
We shop it
Your scenario goes to the lenders in our network that actually fit it and are licensed in Michigan, not all 400 at once.
Real terms back
Rate, origination, leverage and cash to close side by side, so you can compare on total cost.
Close
5-14 days to fund. We stay on title and the lender through funding.
Flint hard money FAQ
Do you lend hard money in Flint?
Which fix and flip programs apply in Flint?
How fast can a Flint hard money loan close?
How much do I need to bring to close on a Flint flip?
Do you fund the rehab budget in Flint?
What credit score do I need for a Flint fix and flip loan?
Can I refinance a Flint flip into a rental loan?
Is the loan too small to finance in Flint?
Should I flip or rent in Flint?
Before you sign anything
More Michigan city guides
Ready to fund your Flint deal?
Submit your scenario in about 5 minutes. We shop it and come back with real terms, not a generic rate sheet.