Hard Money Lenders in Vancouver, WA | Fix & Flip Loans | Capital Kings LLC
Broker, not a lender

Hard Money Lenders inVancouver, Washington

Fix and flip, DSCR rental and new construction financing for Vancouver 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.

Get a term sheet →Price a Vancouver deal

Prefer to talk it through? Call or text Micah at (281) 636-5682.

Reviewed by Micah Foster, Founder & CEO · October 2026
How we work

What you get working with us

400+
Lenders we shop your deal across
5-14
Days to fund, typical
100%
Of rehab funded, released in draws
8.99%
Rates from, in Washington
Run the numbers

Price a Vancouver deal right now

Prefilled with a realistic Vancouver deal. Change any number and it reprices instantly on the lanes licensed in Washington, using the same engine behind our term sheets.

Enter your numbers to see the program, loan size and cash to close.
Get a real term sheet →Same math as our term sheet. No credit pull, nothing saved.
The market

Financing a deal in Vancouver

Vancouver sits across the Columbia from Portland, and the river is the whole story. Washington has no state income tax and Oregon has no sales tax, so a lot of households live on this side and work or shop on the other. That keeps a steady flow of Portland-area buyers looking north. The flip stock is the 1940s through 1970s housing in the older core: wartime shipyard homes in McLoughlin Heights, small ranches around Fourth Plain and Rose Village, and craftsman houses in Hough and Arnada near downtown.

What decides a Vancouver flip is which side of the city limits the house sits on. Hazel Dell, Orchards edges and much of the area people call Vancouver are unincorporated Clark County, with county permits, county zoning and a different inspector. Inside the city, the state middle housing law lets many single-family lots carry more homes, so a corner lot near Fourth Plain may be worth more to a small builder than to you. Check jurisdiction and zoning before you write the offer, not after.

A real term sheet

What a Vancouver deal looks like on paper

Vancouver example: $340,000 purchase, $65,000 rehab, $540,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Say a 1950s Rose Village ranch off Fourth Plain in 98661: new roof and panel, a gas furnace to replace the baseboard heat, a kitchen, and a second bath framed into the garage corner. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$354,000
Cash to close$68,393
Proof of funds to show$102,740
Where the $68,393 goes
  • Down payment (15% of the purchase)You$51,000
  • Origination (0.5%)Lender$2,000
  • Lender fees (flat)Lender$1,989
  • Broker fee (1%)Broker$3,540
  • Title and closing (estimate at Texas rates)Title$4,085
  • Prepaid interest (15 days)Lender$1,381
  • Property insuranceInsurer$3,848
  • AppraisalAppraiser$550

Interest while you rehab: $2,286 a month on the $289,000 funded at closing, $2,800 once every draw is out. Proof of funds is cash to close plus $17,550 of rehab reserve and $16,797 of interest reserve. Sample borrower, sample address; the sheet is issued by the same engine as the borrower’s instant term sheet.

Programs

What we can fund in Vancouver

ProgramDown paymentMin creditExperienceRateOriginationMax loanTermClose
Best Rate15%700+First flip OK8.99% to 9.49%0.5%70% of ARV12 months5-14 days
First Flip, 10% Down110%660+First flip OK9.99%2%75% of ARV12 months21-30 days
7.5% Down, 3+ Flips27.5%660+3+ completed flips9.99%1.5%75% of ARV12 months21-30 days
5% Down, 3+ Flips35%600+3+ completed flips12.00%2%75% of ARV12 months7-14 days
5% Down, 5+ Flips45%660+5+ completed flips9.99% to 10.99%2%75% of ARV9-24 months10-14 days
100% Financing, 2+ Flips50% (100% financing)620+2+ completed flips9.50% to 12.00%2.5%70% of ARV9 months7-14 days
  1. 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.
  2. 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.
  3. Rate from 12%, set per file. Origination steps down with experience: 1.5% at 5+ deals, 1% at 8+.
  4. Rate is set per file from 9.99%; origination about 2% plus a $995 processing fee.
  5. 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.

What we check first

Where Vancouver prices sit right now

Before we price a Vancouver 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 Vancouver median sale price at $491,000 for the three months ending September 2026, up 2.4% from a year earlier, with homes selling after 31 days on the market on average.

Median sale price, Vancouver (Redfin, 3 months to Sep 2026)$491,000
Change from a year earlier (Redfin)+2.4%
Average days on market, Vancouver (Redfin)31

Sources: Redfin, Vancouver WA housing market

Underwriting

How a Vancouver file actually gets priced

Vancouver appraisals split hard between the older west side and the newer east side. A remodeled 1950s ranch in Rose Village does not borrow from a 1990s two-story in Cascade Park, and the appraiser knows it. We pull closed sales from the same pocket and era, and we watch the new-build subdivisions out east, because a fresh tract home with a warranty is what your finished house competes with on price per foot. Garage conversions and finished attics get a hard look unless they were permitted.

The low ground along the Columbia, Fruit Valley and the port side of town, carries floodplain and liquefaction mapping, so pull both before you buy. The east wind out of the Gorge brings ice storms that take down trees and power for days, and older roofs pay for it. Many wartime and postwar houses were built with baseboard electric or oil heat, and a leftover oil tank needs paperwork for the next buyer. Permits run through the City of Vancouver or Clark County Community Development depending on the address.

The exit

Who buys your finished Vancouver deal

The finished Vancouver house sells to Portland-area commuters chasing the tax math, PeaceHealth and port employees, and local first-time buyers on FHA. Washington closings run through an escrow company rather than an attorney, and the seller pays the state real estate excise tax on a graduated scale, so put that in the sale budget. Rents near downtown and the Fourth Plain corridor are steady, which keeps a DSCR refinance on the table if the listing goes slow.

After you apply

Your whole loan, in one portal

Apply once and the whole Vancouver 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.

Capital Kings borrower portal: Welcome to your file
Welcome to your fileSign in and the term sheet is waiting, with every fee and who it goes to.
Capital Kings borrower portal: Where the loan stands
Where the loan standsApplication, appraisal, title, underwriting, clear to close.
Capital Kings borrower portal: Run the deal again
Run the deal againThe analyzer priced off your real numbers, before and after the appraisal.
Capital Kings borrower portal: What the lender still needs
What the lender still needsEvery open condition, what clears it, and who it is waiting on.
What happens after you apply →Tour the borrower portal
Loan products

What we fund in Vancouver

Fix & Flip

Purchase plus 100% of rehab, released in draws. The core product in Vancouver.

15% down from 8.99% at 700+ credit · 10% down from 9.99% at 660+ credit

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.

30-year · no income docs

New Construction

Ground-up for builders and infill developers, with a draw schedule matched to the build timeline.

Land + build financing
Coverage

Where we lend in Vancouver

We broker deals across the whole Vancouver market. These are the submarkets investors ask us about most:

Rose Village and Bagley Downs (98661)Fourth Plain and Fruit Valley (98660 / 98661)Hough and Arnada (98660 / 98663)Hazel Dell, unincorporated Clark County (98665)Orchards (98662)Cascade Park (98683 / 98684)McLoughlin Heights and Ellsworth (98664)
Process

From deal to funded

01

Send the deal

Address, purchase price, rehab budget and your ARV. Three minutes, no credit pull.

02

We shop it

Your scenario goes to the lenders in our network that actually fit it and are licensed in Washington, not all 400 at once.

03

Real terms back

Rate, origination, leverage and cash to close side by side, so you can compare on total cost.

04

Close

5-14 days to fund. We stay on title and the lender through funding.

Questions

Vancouver hard money FAQ

Do you lend hard money in Vancouver?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Vancouver scenario across a 400+ lender network and bring back real terms instead of one lender’s rate sheet. The programs on this page are the ones whose lenders are licensed in Washington, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in Vancouver?
As of October 2026: Best Rate (15% down, from 8.99%); First Flip, 10% Down (10% down, from 9.99%); 7.5% Down, 3+ Flips (7.5% down, from 9.99%, 3+ completed flips); 5% Down, 3+ Flips (5% down, from 12.00%, 3+ completed flips); 5% Down, 5+ Flips (5% down, from 9.99%, 5+ completed flips); 100% Financing, 2+ Flips (100% financing when purchase plus rehab fits under 70% of ARV, from 9.50%, 2+ completed flips). Rehab is funded 100 percent in draws on every one of them, and we shop the file against the rest of the network before anything is signed.
How fast can a Vancouver hard money loan close?
Most Vancouver fix and flip files fund in 5-14 days once the file is complete. The First Flip, 10% Down program and the 7.5% Down, 3+ Flips program close in 21-30 days. The biggest delays are usually title issues or missing borrower documents, so getting those started early makes a big difference.
How much do I need to bring to close on a Vancouver flip?
The worked example on this page is a $340,000 Vancouver purchase with a $65,000 rehab and a $540,000 after repair value at 730 credit, first flip: $51,000 down (15% of the purchase) and $68,393 total cash to close, with $102,740 of proof of funds to show the lender. The lowest down payment for a first flip in Vancouver is 10% down from 9.99% at 660+ credit. Investors with a track record can go to 0% down (100% financing) from 9.50% at 620+ credit with 2+ completed flips, when purchase plus rehab fits under 70% of ARV, and you still bring the closing costs in cash. Rehab is funded 100 percent through draws in every case. Run your own numbers in the calculator above, or send us the deal and we will price it.
Do you fund the rehab budget in Vancouver?
Yes, 100 percent of the rehab is funded, but it is a holdback released in draws rather than cash at closing. You pay for each phase, request a draw, an inspector verifies the work, and the lender reimburses. That means you need working capital to float the first phase, which is the single most common thing new investors miss on their first deal.
What credit score do I need for a Vancouver fix and flip loan?
The lowest credit floor among the Vancouver programs is 600, on 5% down with 3+ completed flips. A first flip needs 660 or higher. The lowest rate here, 8.99%, needs 760+ credit. Depending on the program, rates step down at 760 credit and origination steps down at 700 and 740. Credit matters less here than on a conventional loan because the deal carries the file, but it moves your rate and your leverage, so know where you stand before you make offers.
Can I refinance a Vancouver flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Vancouver flip becomes a hold. A DSCR loan qualifies on the property’s rental income rather than your W-2, so once the rehab is done and it is leased, you refinance out of the short-term hard money loan into 30-year financing. Worth deciding before you start, because it changes what finish level makes sense.
Can I flip my first house in Vancouver, WA?
Yes. In Washington a first flip can be priced at 15% down with 700+ credit (from 8.99%) or 10% down with 660+ credit (from 9.99%). The worked example on this page is a first flip with strong credit. Start in the older west side neighborhoods where the gap between a dated house and a finished one is widest, and keep the scope to systems, kitchen and baths.
Does it matter if the house is in Hazel Dell instead of the city?
For the rehab, yes. Hazel Dell and other unincorporated areas go through Clark County for permits and zoning, not the City of Vancouver, and the rules on lot splits, additions and accessory units differ. For the loan it changes nothing; we price the deal the same. Just budget your timeline around the right permit office.
Who you are working with
Micah Foster
Founder & CEO
Micah Foster
Micah brokers Non-QM and hard money loans for real estate investors across 37 states from his base in Texas. He founded Capital Kings to give investors a broker who shops the market on their behalf instead of pitching one lender product.
Send Micah your Vancouver deal →
Keep reading

Before you sign anything

Term Sheet
How to get an instant hard money term sheet
Read article →
Broker
Direct hard money lender vs broker: the honest breakdown
Read article →
Hard Money
Points, fees & rate: how to compare hard money lenders
Read article →
Draws
How construction draws and the rehab holdback actually work
Read article →
Hard money in Seattle →Hard money in Tacoma →All Washington coverage →

Ready to fund your Vancouver deal?

Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.

Start application →Get a pre-approval letter