Broker, not a lenderHard Money Lenders inIndependence, Missouri
Fix and flip, DSCR rental and new construction financing for Independence 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 an Independence deal right now
Prefilled with a realistic Independence deal. Change any number and it reprices instantly on the lanes licensed in Missouri, using the same engine behind our term sheets.
Financing a deal in Independence
Independence is Kansas City’s big eastern suburb in Jackson County, best known as Harry Truman’s hometown. Most of its houses went up between the 1940s and the 1970s, so the flip inventory is mostly brick and frame ranches, minimal-traditional cottages and split-levels, many with basements. Near the historic Square you’ll also find Victorians that are a bigger project. Entry prices sit below the metro average, which is what draws investors east of the Blue River.
Here, the buy is cheap and the resale is fast, so the margin lives in a tight scope. Buyers in Englewood, Fairmount and the northwest side compare your house with a dozen similar ranches, and they reward a clean, functional update over high-end finishes. The older blocks near the Square and the Truman home carry historic character and the review that comes with it, so plan exterior work accordingly. Get the price right and the house usually goes pending within a few weeks.
What an Independence deal looks like on paper
Independence example: $140,000 purchase, $50,000 rehab, $270,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Picture a 1950s brick ranch with a full basement in northwest Independence: tear-off roof, panel upgrade, new HVAC, kitchen, bath, flooring and a sump pit so the lower level stays usable. 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$21,000
- 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$3,171
- Prepaid interest (15 days)Lender$659
- Property insuranceInsurer$1,805
- AppraisalAppraiser$550
Interest while you rehab: $941 a month on the $119,000 funded at closing, $1,337 once every draw is out. Proof of funds is cash to close plus $13,500 of rehab reserve and $8,019 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 Independence
| 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, 3+ Flips3 | 5% | 600+ | 3+ completed flips | 12.00% | 2% | 75% of ARV | 12 months | 7-14 days |
| 5% Down, 5+ Flips4 | 5% | 660+ | 5+ completed flips | 9.99% to 10.99% | 2% | 75% of ARV | 9-24 months | 10-14 days |
| 100% Financing, 2+ Flips5 | 0% (100% financing) | 620+ | 2+ completed flips | 9.50% to 12.00% | 2.5% | 70% of ARV | 9 months | 7-14 days |
| Fastest Close (3 days) | 10% | No minimum | First flip OK | 11.99% | 2% | 75% of ARV | 6 months | 72 hours |
- 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 from 12%, set per file. Origination steps down with experience: 1.5% at 5+ deals, 1% at 8+.
- 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 Independence prices sit right now
Before we price an Independence 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 Independence median sale price at $225K for the three months ending September 2026, up 3.1% from a year earlier, with homes selling after about 21 days on the market.
| Median sale price, Independence (Redfin, 3 months to Sep 2026) | $225K |
| Year over year change in median (Redfin) | +3.1% |
| Days on market, Independence (Redfin) | 21 |
Sources: Redfin, Independence housing market
How an Independence file actually gets priced
Missouri is a non-disclosure state, so recorded deeds don’t show the sale price and appraisers rely on MLS closings. We comp Independence ranches against other Independence ranches, not against Lee’s Summit or Blue Springs, because lenders’ appraisers won’t cross that line either. Ninety days of closed sales in the same pocket of town sets the after-repair value. On a 1950s house we want the sewer lateral, the main panel and the basement walls in the scope before closing, since those three items blow up more Independence budgets than finishes ever do.
Jackson County reassessments have been contentious in recent cycles, so pull the current assessed value and the tax bill before you underwrite the hold. The Missouri River bottoms on the north edge and creeks like Rock Creek and the Little Blue carry floodplain, so check any low lot. Basements leak and walls bow in the clay soil here, and hail is the insurance conversation on nearly every roof. Electric service comes from the city’s own utility, Independence Power and Light, so set up service with the city when you close.
Who buys your finished Independence deal
The finished Independence house sells to a first-time buyer, often on an FHA or VA loan, or to a family priced out of the newer Jackson County suburbs. Those buyers need the house to pass an appraisal and an inspection, so repairs that matter to an underwriter come first. Rents here are solid relative to price, which makes a DSCR refinance a credible fallback when the resale comes in light.
Your whole loan, in one portal
Apply once and the whole Independence 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 Independence
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Independence.
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 Independence
We broker deals across the whole Independence 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. Three minutes, no credit pull.
We shop it
Your scenario goes to the lenders in our network that actually fit it and are licensed in Missouri, 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, as little as 72 hours on the fastest programs. We stay on title and the lender through funding.
Independence hard money FAQ
Do you lend hard money in Independence?
Which fix and flip programs apply in Independence?
How fast can an Independence hard money loan close?
How much do I need to bring to close on an Independence flip?
Do you fund the rehab budget in Independence?
What credit score do I need for an Independence fix and flip loan?
Can I refinance an Independence flip into a rental loan?
How do I comp a flip in Independence when Missouri hides sale prices?
Can a first-time investor finance an Independence flip?
Before you sign anything
Ready to fund your Independence deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.