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100% LTC Fix & Flip Program: Details for Investors
By Jason Taken · Principal, Jaken Finance Group
100% LTC fix and flip program — 8.99%–13.5% IO, credit rules, metro vs rural, worked example, and what gets approved fastest. Jaken Finance Group.
Investors have been asking for specifics on Jaken Finance Group’s 100% LTC fix and flip program — what actually qualifies, what still kills a file, and why maximum leverage does not mean zero cash. This guide walks through the underwriting lens we use before we can say yes to a deal: 8.99%–13.5% interest-only bridge terms, market requirements, liquidity expectations, and the deal profile that closes fastest.
Prefer playback on the dedicated watch page: Watch the video.
What is 100% LTC on a fix and flip?
100% loan-to-cost (LTC) means the lender may fund the full stack of acquisition and rehab — or close to it — when the deal economics and borrower profile support that leverage. It is hard money for investors, not a bank owner-occupied product. Jaken Finance Group finances non-owner-occupied investment property only — business-purpose bridge on distressed collateral you intend to sell within the loan term.
At max leverage, underwriting is not just “does the spreadsheet work?” We are sizing whether you can close, carry, rehab, and repay on time. The property, the comps, the scope, and the sponsor all ride together. For program overview and application paths, see our 100% financing page and fix-and-flip submission form.
Program parameters — 100% LTC fix and flip 2026
| Parameter | Range |
|---|---|
| Rate | 8.99%–13.5% interest-only |
| LTC | Up to 100% acquisition + rehab on qualified files |
| ARV leverage | Up to 70%–75% on supported sold comps |
| Term | 6–12 months typical bridge hold |
| Close | 7–14 business days when title and file are clean |
| Occupancy | Non-owner-occupied investment only |
Rate within the band depends on LTC, ARV margin, sponsor experience, and exit timeline — not a single published number for every address. These are bridge terms: short hold, collateral-first sizing, milestone rehab draws. Permanent hold at DSCR rates is a separate exit if you pivot from flip to rental after stabilization.
Understanding how leverage is calculated helps you package the file: Understanding LTV and LTC. For baseline flip documentation, see fix and flip loan requirements and the fix and flip calculator.
Is there a minimum credit score?
There is no hard minimum FICO on the program — credit-flexible underwriting on select files — but credit still signals whether you are likely to perform.
If you are at a 500 FICO with no cash, the probability you complete the project and pay the loan back on time is low. That is the honest reality. Decent credit does not have to mean perfect credit; it means enough track record that the lender can trust you will honor the obligation through exit. Bankruptcies, active collections, and recent foreclosures get reviewed in context — they do not auto-decline every file, but they raise the bar on deal margin and liquidity.
Pair this with our deeper guide on 100% fix and flip financing requirements for how liquidity and borrower pitch affect approval at max leverage.
Market type: metro vs rural
Strong major metro markets with solid comps are the easiest fit for 100% LTC. We need a clear exit and market data supporting your ARV — sold comps within a reasonable radius, not a hopeful number on a thin comp set or active listings priced by sellers who have not closed yet.
Rural deals are reviewed case by case. They can work, but the file needs tighter margin, believable exit demand, and rehab scope that matches the market. Thin comp pools, long days-on-market, and seasonal buyer pools all factor into whether max leverage is appropriate. See rural hard money lending if your deal is outside a primary metro.
Metro files with 30–40% equity in the numbers — strong gross spread after sale costs — are often the fastest path to yes even when you are asking for high leverage on the funded stack.
Why you still need cash at 100% LTC
Even at 100% LTC, zero cash will not get it done. Maximum leverage covers the funded acquisition and rehab stack — not every out-of-pocket cost between contract and sale.
You still need reserves for:
- Closing costs — title, recording, lender points, and third-party fees at settlement
- Monthly IO payments during the hold at 8.99%–13.5%
- Rehab startup before the first draw releases from holdback
- Scope contingency — overruns land on sponsor equity unless the file is re-underwritten
Investors who show up with documented liquidity move faster through underwriting and draw requests. Sponsors who assume “100% means I bring nothing” stall at LOI every time.
Which deals get approved fastest?
The easiest files to approve often have 30–40% equity in the deal — strong margin in the numbers even when you are asking for high leverage elsewhere in the stack. That equity may live in the purchase discount, the ARV spread, or both; the lender is reading gross margin after realistic sale costs, not just your marketing ask on LTC.
Heavy rehabs get scrutinized tightly at or near 100% LTC. Thin margin plus big scope plus inexperienced execution is a hard combination. Line-item budgets, credible contractors, realistic timelines, and 10%–15% scope contingency help. First-time sponsors should name a licensed general contractor and submit a draw schedule aligned to milestones — not a single lump-sum “rehab: $75K” line.
Files that fail fastest at max leverage: unsupported ARV, undefined scope, no liquidity summary, and rural collateral without a believable buyer pool.
Worked example — metro SFR at 100% LTC
This example assumes a qualified sponsor with documented liquidity, a licensed contractor bid, and sold comps supporting ARV. It shows how 100% LTC still requires cash on hand — and how margin drives whether max leverage is available.
| Line | Amount |
|---|---|
| Purchase (dated cosmetic, estate sale) | $165,000 |
| Rehab (kitchen, baths, LVP, paint, landscaping) | $48,000 |
| All-in cost | $213,000 |
| Hard money — 100% purchase + 100% rehab | $213,000 funded |
| Sponsor cash at close (title, points, reserves) | ~$16,800 |
| IO carry (10.25%, 5 months) | ~$9,100 |
| ARV (sold comp set) | $285,000 |
| Sale price | $280,000 |
| Sale costs (~8%) | ($22,400) |
| Net profit after carry | ~$34,700 |
ROI on cash deployed: strong return on ~$16.8K at close plus carry — the sponsor never put equity into purchase or rehab; liquidity covered closing and carry while the funded stack carried acquisition and scope. Without ~25%+ gross ARV margin after sale costs and clean title, this file does not reach 100% LTC — it funds at 85%–90% with larger sponsor equity. Stress ARV −10% and +1 month carry before you lock scope; if spread collapses, renegotiate basis or pass.
How to get a same-day answer on your deal
We cannot give deal-specific terms in a general article — every file is different. If you have an address, purchase price, ARV, rehab scope, and what you bring to the table:
- Submit your fix-and-flip scenario — fastest path for property-specific leverage review
- Get approved online — pick your loan type and start pre-qualification
- Call (833) 264-7776 to speak with a lending specialist
Submit the deal — we will get you an answer right away.
In this video
- 0:00 — Why investors are asking for 100% LTC program details
- 0:07 — No minimum credit, but weak credit + no cash is a low-probability file
- 0:28 — Metro markets, rural case-by-case, ARV and exit support
- 0:45 — Cash still required for closing, payments, and rehab startup
- 0:52 — Easiest approvals at 30–40% equity; heavy rehabs reviewed tightly
Full transcript
We’ve been sending a lot of marketing material out about the 100 LTC program and people want details. So, I’ll give you kind of the high-level details. Obviously, the deal matters itself, but long story short, there is no minimum credit, but obviously if you’re rocking a 500 FICO and you have no cash, it’s a low probability that you’ll complete the deal and pay it back on time. That’s just the reality of it. Good major metro market with solid comps. That’s one of the big ones. We’ll look at rural case by case, but there’s got to be a clear exit and market data supporting your ARV. You still do need cash on hand. You got to pay closing costs. You got to make monthly payments. You got to get the rehab started. So, zero cash, even though it’s at 100 LTC, will not get it done. The best deals, the easiest deals to get approved are, you know, 30–40% of the purchase price. Heavy rehabs are going to be looked at very tightly. I know that doesn’t give specifics, but if you submit a deal, I’ll get you an answer right away.
100% LTC Fix & Flip Program: Details for Investors — next step (2026)
Bridge 8.99%–13.5% IO works when sold comps, scope contingency, and resale timeline are in the file at LOI — not ARV alone. Max leverage still requires sponsor liquidity for closing, carry, and draw gaps.
Submit scenario · Pre-qualify · (833) 264-7776.
Rates, terms and conditions offered only to qualified borrowers and are subject to change at any time without notice. Closing times are in business days and commence upon receipt of appraisal payment and satisfaction of borrower conditions. Closing times may be delayed due to appraiser property access. All loans are subject to full underwriting for loan approvals. Jaken Finance Group only finances non-owner occupied investment properties.
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Jaken Finance Group, 2300 Barrington Road, Suite 400, Hoffman Estates, IL 60196