Broker, not a lenderHard Money Lenders inToledo, Ohio
Fix and flip, DSCR rental and new construction financing for Toledo 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 Toledo deal right now
Prefilled with a realistic Toledo deal. Change any number and it reprices instantly on the lanes licensed in Ohio, using the same engine behind our term sheets.
Financing a deal in Toledo
Toledo is a working port and factory town on the Maumee River, and its houses are priced like it. The flip stock runs from the grand Victorians of the Old West End to the 1920s brick Tudors around Old Orchard and the modest bungalows and Cape Cods filling West Toledo. Buyers here are local, practical and payment driven. A clean, updated house on a solid street sells, and a flashy one on a weak street usually sits.
Toledo prices jumped hard over the past year, but the jump came off a low base, and that shapes everything. Shells and estate sales get bid up by out-of-town investors who see the low sticker and miss the ceiling. The finished value on most blocks still tops out at a modest number, so the deal is won on the buy, not the renovation. We like houses west of the Anthony Wayne Trail and north toward Sylvania, where owner-occupant demand is deepest.
What a Toledo deal looks like on paper
Toledo example: $125,000 purchase, $60,000 rehab, $260,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Picture a roomy 1920s brick Tudor in Old Orchard, 43606, near the University of Toledo, with a tired kitchen, one full bath, a boiler past its life and a damp basement. Most Toledo houses trade well below this, so we picked a larger house on a stronger street to keep the loan above the program floor. 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$18,750
- 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$3,157
- Prepaid interest (15 days)Lender$648
- Property insuranceInsurer$1,758
- AppraisalAppraiser$550
Interest while you rehab: $840 a month on the $106,250 funded at closing, $1,315 once every draw is out. Proof of funds is cash to close plus $16,200 of rehab reserve and $7,889 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 Toledo
| 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 Toledo prices sit right now
Before we price a Toledo 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 Toledo median sale price at $155K for the three months ending September 2026, up 13.5% from a year earlier, with homes selling in about 41 days compared to 39 a year ago.
| Median sale price, Toledo (Redfin, 3 months to Sep 2026) | $155K |
| Change from a year earlier (Redfin) | +13.5% |
| Days on market, Toledo (Redfin) | 41 |
Sources: Redfin, Toledo housing market
How a Toledo file actually gets priced
Lucas County appraisers comp inside the neighborhood and lean on recent financed sales, and in Toledo the gap between an investor cash sale and a retail flip can be wide. We set the after repair value on renovated houses in the same pocket from the last 90 days, a Tudor in Old Orchard against other Tudors there, not against West Toledo bungalows. Ottawa Hills is its own village with its own price level, so a comp from across that line won’t hold. On the east side the comp pool is thin, and we price conservatively there.
Toledo passed a lead-safe rental ordinance, so a pre-1978 house that could end up rented should have lead-safe paint, window and porch work in the scope from the start. The other recurring surprises are old boilers, galvanized supply lines, clay sewer laterals and basements that weep every spring. Point Place and the streets along the Ottawa River, Swan Creek and the Maumee need a flood map check, and lakefront blocks see Lake Erie high-water events. Building permits run through the city’s Division of Building Inspection, and exterior work in the Old West End historic district goes through design review before it starts.
Who buys your finished Toledo deal
The finished Toledo house sells to a first-time buyer working at ProMedica, Mercy Health, the University of Toledo, the Jeep plant or one of the glass companies. FHA and conventional with small down payments are the norm, so the appraisal and the inspection both have to come back clean. Doubles and the cheaper east side houses often make more sense as rentals, and a DSCR refinance is worth pricing next to the sale. Keep the list price close to the best renovated sale on your block.
Your whole loan, in one portal
Apply once and the whole Toledo 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 Toledo
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Toledo.
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 Toledo
We broker deals across the whole Toledo 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 Ohio, 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.
Toledo hard money FAQ
Do you lend hard money in Toledo?
Which fix and flip programs apply in Toledo?
How fast can a Toledo hard money loan close?
How much do I need to bring to close on a Toledo flip?
Do you fund the rehab budget in Toledo?
What credit score do I need for a Toledo fix and flip loan?
Can I refinance a Toledo flip into a rental loan?
Can a first-time flipper get a hard money loan in Toledo?
Why is the Toledo example house priced above the city median?
Before you sign anything
Ready to fund your Toledo deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.