Capital Kings LLC

100% Financing in Texas.0% down when the deal fits.

The lender funds 100% of the purchase and 100% of the rehab, and you bring the closing costs. One rule decides it: purchase plus rehab has to fit under 70% of what the house will appraise for after the work. Check your deal against that cap here, then get the real term sheet.

Get my term sheet →No deal yet? Get pre-approved

No credit pull
650+ credit
First deal welcome
Every fee on the sheet

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

Reviewed by Micah Foster, Founder & Mortgage Broker · September 2026

Does your deal fit under 70%?

Purchase pricePriceRehabAfter repair valueARV

Lender’s max loan$490,000

Purchase + rehab$490,000

Down payment$0

Cash to close$32,677

Fits to the dollar. 100% of the purchase and 100% of the rehab funded at 11.75%, closing costs only.

Get this as a term sheet →See every fee and the reserves →

At a glance

100% financing, in four numbers

Down on the purchase when purchase plus rehab fits under 70% of ARV

100%

Of the rehab budget, funded in draws as the work is inspected

70%

Of after repair value, the cap the whole deal has to fit under

5 days

Or fewer to close once your file is complete

The program, in one table

Down payment	0% of the purchase when purchase plus rehab fits under 70% of ARV
Rehab	100% of the budget, funded in draws after inspection
Leverage cap	70% of after repair value, on the whole loan
Rate	11.75%, interest-only
Origination	3% origination, $2,000 minimum
Broker fee	1% of the loan, $2,000 minimum, the only money Capital Kings earns
Term	12 months, extensions available
Credit	650 and up
Experience	None required
Borrower	An LLC or other entity, full recourse
Reserves	Closing costs, plus part of the rehab and six months of interest verified in your account
Closing	Under 5 business days once the file is complete
Where	Houston, Dallas-Fort Worth, San Antonio and Austin, within about 30 to 40 miles

These are the numbers the instant term sheet prices from as of September 2026. The real quote on the deal below came in under them, because we shop every file across the network before anyone signs.

The 70% rule

Does your deal fit under 70%?

Here’s the whole program in one sentence. Take 70% of what the house will appraise for after the work. That’s the most the lender will loan. If your purchase price plus your rehab budget fits inside that number, the lender funds 100% of the purchase and 100% of the rehab, and you only bring closing costs. If it doesn’t fit, the difference is your down payment.

Max loan=70%×after repair value

Same house, three appraisals. $455,000 purchase, $35,000 rehab, $490,000 total.

$700,000 appraisalFits to the dollar

70% of $700,000 is $490,000. Purchase plus rehab is $490,000. The lender funds all of it and you put $0 down.

$750,000 appraisal$35,000 of room

The cap is $525,000. The loan stays $490,000, because it’s sized on what the deal costs, not on the cap. It just sits at 65.3% of value.

$650,000 appraisalYou bring $35,000

The cap drops to $455,000. The lender funds that and the other $35,000 is your down payment. Every dollar the appraisal comes in short costs you 70 cents at closing.

Which is why the appraisal is the whole game. We pull comps before you write the offer, and if your after repair value is optimistic we tell you before the appraiser does.

Check yours

Prefilled with the deal below. Change any number and it reprices on the same math the application’s term sheet uses.

Purchase priceRehab budgetAfter repair value

Enter your numbers to see the max loan, whether the deal fits and the cash to close.

Get the real term sheet →Same math as the application’s term sheet, on the 100% financing program at 11.75%. No credit pull, nothing saved.

A real one

One Heights flip, $0 down

A first-time investor couple in the Houston Heights, credit around 770, found a house at $455,000 that needed about $35,000 of work and would appraise near $700,000 when it was done. 70% of $700,000 is $490,000. Purchase plus rehab is $490,000. It fit to the dollar, so the lender funded all of it.

What they brought

Closing costs. Origination, the broker fee, Texas title, insurance, the appraisal, doc prep and prepaid interest, plus the reserves the lender verified in their account and left there.

What they didn’t

A down payment on the purchase, or a dollar of their own money in the rehab. The $35,000 came back to them in draws as each phase passed inspection.

The term sheet on this deal, three ways

The first two sheets are the 100% financing program the application prices from, on this deal, at the two appraisals the couple was working with. The third is the quote a lender actually gave on it, rendered on the same sheet: 11.5% for 6 months with 2.5% origination and a 0.5% broker fee. Every line says who gets paid: your equity, the lender, the title company, the insurer, the appraiser, the realtor, or the broker.

Cash to close$32,677

Proof of funds to show$71,965

Where the $32,677 goes

Down paymentEquity$0
Appraisal feeAppraiser$550
Prepaid interestLender$2,366
Lender fees, origination and doc prepLender$15,449
Broker feeBroker$4,900
Closing / titleTitle co$4,757
Property insuranceInsurer$4,655
Realtor commissionRealtor$5,000
Earnest money creditCredit−$5,000

Fits exactly, $0 down. The $32,677 is all closing costs. The gold broker line is the only money Capital Kings earns. The $5,000 realtor line pays the agent who brought the deal and comes off if nobody did, and the earnest money you already deposited comes back as the credit under it. Proof of funds adds $10,500 of the rehab and $28,788 of interest that stay in your account.

The first two are sample sheets for a made-up borrower, built by the engine that builds yours. The third carries the real terms quoted on this deal, with the borrower and the address withheld; the lender isn’t named because we shop every file, and the lender that wins yours may be a different one. Yours takes about two minutes and doesn’t pull your credit.

Who qualifies

First deal, no resume, a house that fits

The lending is asset-based. The lender is underwriting the house and the numbers more than your resume, which is why a first deal qualifies. What has to be true:

Credit650 and up

Credit opens the door on this program; it doesn’t move the rate. Under 650, the 5% down program goes to 590.

ExperienceNone required

First-time investors are fine. The couple in the example had never flipped a house.

The dealFits under 70% of ARV

Purchase plus rehab under 70% of the appraised after repair value, or the gap is your down payment.

BorrowerAn LLC

Business-purpose loan to an entity, with a personal guarantee. Don’t have one yet? A Texas LLC can be formed the same week.

CashCosts plus reserves

Closing costs, and part of the rehab plus six months of interest verified in your account. $71,965 on the example.

WhereTexas metros

Houston, Dallas-Fort Worth, San Antonio and Austin, within about 30 to 40 miles. Investment property, 1 to 4 units, not a home you plan to live in.

What it costs

The rate, the fees, and the fine print

Rate	11.75%, interest-only, $4,455 a month at closing on the example and $4,798 once the rehab is drawn
Origination	3% origination, $2,000 minimum. $14,700 on a $490,000 loan
Broker fee	1% of the loan, $2,000 minimum, on the term sheet before you sign. $4,900 on the example, and the only money Capital Kings earns
Term	12 months, interest-only
Draws	$250 per inspection, funded within 3 business days. No holdback
Extensions	3 months for 1%, or 6 months for 1.5%
Prepayment penalty	None. Sell in month 4 and the loan just pays off
Recourse	Full. You personally guarantee the loan through your LLC
Third-party costs	Texas title ($4,757 on the example, priced by the state), insurance ($4,655), appraisal ($550), doc prep ($749) and prepaid interest to month end

On the deal above the lender quoted a 6-month term at 2.5% origination plus a 0.5% broker fee, and a 12-month term at 3.5000000000000004% origination. That’s one quote on one deal, not the program: a shorter term can buy a lower origination fee when the exit is quick, and it’s something we ask for on every file.

How fast

Under 5 business days, once the file is complete

Under 5 business days once your file is complete. Speed on this program isn’t about the lender; it’s about the file. Complete means:

The signed contract and the property address.
An itemized scope of work and rehab budget, line by line. A lump sum slows the draw schedule.
The appraisal, ordered the day the contract is signed. It sets the after repair value the whole loan is sized on.
LLC documents: certificate of formation, EIN letter, operating agreement.
Government ID and two months of bank statements showing the closing costs and reserves.
An insurance binder naming the lender.

Not on the list: tax returns, W-2s or pay stubs. What happens between the application and the wire, hour by hour, is on the how it works page.

100% vs 5% down

Run it both ways

Our blog post on 100% financing walks through a $160,000 Houston flip where 5% down was the cheaper way in, because the deal didn’t fit under 70% and the gap ate the savings. This deal went the other way. It fit with nothing to spare, so there was no gap, and 100% financing cost less at closing than any program that asks for money down. Same $455,000 house, 770 credit, first deal, four ways:

Program	Down payment	Loan	Rate	Cash to close	Proof of funds
100% financingLeast cash$0 down (0%) · 3% origination · 70% of ARVProof of funds $71,965	$0	$490,000	11.75%	$32,677	$71,965
5% down$22,750 down (5%) · 2% origination · 75% of ARVProof of funds $86,916	$22,750	$467,250	11.49%	$49,572	$86,916
12.5% down$56,875 down (12.5%) · 1% origination · 75% of ARVProof of funds $109,425	$56,875	$433,125	9.75%	$77,810	$109,425
15% down, Best RateLowest rate$68,250 down (15%) · 0.5% origination · 75% of ARVProof of funds $116,131	$68,250	$421,750	8.99%	$86,673	$116,131

$16,895 less at closing on 100% financing than 5% down, for a rate 0.26% higher and $5,355 more origination. Bringing $68,250 down buys 8.99% and saves about $1,638 a month in interest. There’s no right answer on paper. It depends on what your cash is doing otherwise, so the application prices all four and you pick.

The full 5% down grid by credit and experience is on the fix and flip loan page. The long version of the tradeoff is in what 100% financing really means.

Reserves and liquidity

$0 down still needs money in the bank

Three numbers from the sheet, and what each one is for. The lender verifies all three in your bank statements. Only the first one leaves your account.

Cash to close$32,677

Wired at closing. Every closing cost on the sheet with $0 down.

Reserves$39,288

$10,500 toward the rehab and $28,788 for six months of interest. Stays in your account.

Proof of funds$71,965

Both together. What your bank statements need to show before the lender clears the file.

The reserves are the part people miss. 100% financing is the program with the least cash out the door, and it still wants the most liquidity behind it, because the lender has nothing of yours in the house. Where the numbers on a term sheet come from is on the how it works page.

Texas markets

Where 100% financing works in Texas

100% financing is a metro program. The lender is asset-based, so it wants a house that resells fast in a market it knows: Houston and its inner loop neighborhoods, the Dallas-Fort Worth suburbs, San Antonio and the Austin metro, generally within 30 to 40 miles of the core. The Heights deal on this page is the shape that works: a tight rehab on a house with a deep resale market and comps that support the appraisal. A rural Texas property can still get a fix and flip loan through the network, on different underwriting and usually with money down.

Houston investor loans →Dallas investor loans →Cypress →Spring →All Texas coverage →

Process

From the cap check to the first draw

Run the cap

Purchase, rehab and after repair value, in the calculator or the application. Two minutes, no credit pull, and the instant term sheet prices the deal both ways.

We shop it

We already hold most lenders’ terms and program matrices, so we know the fit on day one. Then we submit through their portals, call the reps we know, and pit them against each other for the terms.

Appraisal and scope

The appraiser confirms the after repair value, the lender reviews the scope of work, and title and insurance get ordered. This is the week that decides the loan.

Close and draw

Under 5 business days once the file is complete. The purchase funds at the table with $0 down, and the rehab comes back to you in draws within 3 business days of each inspection.

Questions

Texas 100% financing FAQ

Is 100% financing on a fix and flip real?

Yes. The lender funds 100% of the purchase price and 100% of the rehab budget. The catch is the cap: the loan can’t be more than 70% of the after repair value, and the rate is 11.75% with 3% origination on a 12-month term. You need 650 or higher credit and an LLC. First-time investors qualify. On the Houston Heights deal on this page, 70% of the $700,000 appraisal was $490,000, purchase plus rehab was $490,000, and the couple put $0 down.

How do I know if my deal fits under 70% of ARV?

Take 70% of what the house will appraise for after the work. That’s the most the lender will loan. If your purchase price plus your rehab budget is under that number, the deal fits and you put nothing down. If it isn’t, the difference is your down payment. On a $455,000 purchase with a $35,000 rehab, a $700,000 appraisal fits exactly, a $750,000 appraisal leaves $35,000 of room, and a $650,000 appraisal caps the loan at $455,000, so you bring $35,000. Every dollar the appraisal comes in short costs you 70 cents at closing.

Does 100% financing mean $0 cash to close?

No. It means $0 down. The closing costs are still yours: origination, the broker fee, Texas title, insurance, the appraisal, doc prep and prepaid interest. On the $455,000 example the engine prices those at $32,677 with the full loan of $490,000, and the lender also wants to see reserves in your account. The real quote on that deal came in at $27,727 to close because the lender priced it at 2.5% origination and a 0.5% broker fee on a 6-month term.

What credit score do I need for 100% financing?

650 or higher on the program the application prices from. Credit doesn’t move the rate on this program the way it does on 5% down: the loan is priced on the deal, at 11.75% with 3% origination, as long as you clear 650. Under 650, the 5% down program goes to 590 and is usually the better fit anyway.

Do I need experience to get 100% financing?

No. The lending is asset-based, which means the lender is underwriting the house and the numbers more than your resume. The couple in the example on this page were first-time investors. What the lender does want is a clean scope of work, a realistic after repair value and the closing costs and reserves in your account.

How much cash do I need for 100% financing in Texas?

Closing costs plus reserves. On the $455,000 Houston Heights deal the closing costs are $32,677 on the engine’s pricing: $14,700 of origination at 3%, $749 doc prep, a $4,900 broker fee, $4,757 in Texas title, $4,655 of insurance, a $550 appraisal and $2,366 of prepaid interest. The lender then verifies $39,288 more that stays in your account, part of the rehab and six months of interest, for $71,965 in proof of funds. The $5,000 realtor line and your $5,000 earnest money credit offset on the sheet.

Is 5% down cheaper than 100% financing?

It depends on the deal, so we run both. On the $455,000 example the 5% down program at 770 credit prices at 11.49% with 2% origination, but the $22,750 down payment puts cash to close at $49,572, against $32,677 on 100% financing. Here 100% financing was the cheaper way in. On a deal that doesn’t fit under 70%, the gap you bring on 100% financing usually flips that, and the 5% down program lends up to 75% of ARV. The application prices your deal both ways in about two minutes.

How fast can 100% financing close in Texas?

Under 5 business days once your file is complete. Complete means the signed contract, an itemized scope of work, your LLC documents, ID, two months of bank statements, an insurance binder and the appraisal in hand. The appraisal is the long pole: it sets the after repair value the whole loan is sized on, so we order it the day the contract is signed.

Where in Texas is 100% financing available?

The major metros: Houston, Dallas-Fort Worth, San Antonio and Austin, generally within 30 to 40 miles of the core. The program is asset-based, so the lender wants a house that resells fast in a market they know. A rural Texas property can still get a fix and flip loan through the network, on different underwriting and usually with money down.

What are the draw, extension and payoff terms?

The rehab is released in draws after inspection: $250 per inspection, funded within 3 business days, with no holdback. The loan is interest-only for 12 months. If the project runs long, extensions are 3 months for 1% or 6 months for 1.5%. There’s no prepayment penalty, so selling in month 4 costs nothing extra, and the loan is full recourse, which means you personally guarantee it through your LLC.

Who you’re working with

Founder & Mortgage Broker

Micah Foster

Micah brokers fix and flip, DSCR and new construction loans for real estate investors across 37 states, with most of his volume in Texas. He founded Capital Kings LLC to give investors a broker who shops the market on their behalf instead of pitching one lender product, and every term sheet he sends is itemized down to the last fee.

Send Micah your deal →

Keep reading

Before you make the offer

Think your deal fits under 70%?

Two minutes to an instant term sheet that prices it on 100% financing and 5% down side by side. No credit pull, every fee on the page, the rehab funded in draws.

Get my 100% financing terms →Call (281) 636-5682 Text Micah