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Property Flip Loan

Property Flip Loan

Annapolis
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Property Flip Loan

2086 Generals Highway, STE 305, Annapolis, MD 21401
(443) 684-7997
hello@propertyfliploan.com
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Vetted Provider

This vendor has been evaluated and confirmed as active, reputable, and qualified to lend.

About

2019
Year Founded
Property Flip Loan is a boutique direct private lender based in Annapolis, Maryland, founded in 2019 by Marc DeLeonibus. Marc lends his own money directly to residential real estate investors throughout Maryland, Washington DC, and Virginia - making him both the decision-maker and the person you work with from application through payoff. With standardized, transparent pricing (12% interest + 2 points on all loans), no minimum credit score, no appraisal requirement, and same-day draws, Property Flip Loan is built for investors who value speed and simplicity over corporate process. Marc personally visits every property and conducts all draw inspections himself - no committees, no third-party inspectors, no red tape. He is committed to funding faster than anyone else and keeping your project moving.

Key Differentiators

Why investors choose this lender:

  • DC/MD/VA specialists — deep expertise in the Washington DC metro and surrounding Mid-Atlantic markets
  • Fix-and-flip, bridge, and DSCR — three programs covering acquisition, transition, and long-term hold strategies
  • Annapolis MD HQ — Maryland-based team with direct knowledge of the DMV region's competitive investment landscape
  • Local balance sheet lender — direct capital with relationship-driven underwriting and fast local decisions

Where They Lend

Local
Maryland, Washington DC, Virginia
Property Flip Loan lends in Maryland (all parts: Capital Region, Baltimore, Chesapeake Bay, etc.), Washington DC, and Virginia. Residential investment properties only. No owner-occupied, no rural, no ground-up construction, no commercial.

Loan Types, Structures and Terms

$100,000 to $1,000,000
Typical Loan Amounts
Up to 12 Months
Typical Terms
12% (Flat Rate)
Typical Interest Rates
2% (Flat Fee)
Typical Points
Property Flip Loan offers Fix-and-Flip (85% LTC, 70% ARV, 100% rehab costs), Bridge Acquisition (70% LTP), and Fix-to-Rent/BRRRR programs. Flat pricing: 12% interest + 2% origination on all programs. $100K to $1M. Maryland, DC, and Virginia only.
Fix-and-Flip
Rental (DSCR)
Short-Term Bridge
Property Flip Loan's Fix-and-Flip program funds up to 85% LTC and 70% ARV for Maryland, DC, and Virginia rehab investors at a flat 12% rate + 2 points, with same-day draws, no minimum credit score, and closes in as few as 2 days.
Fix & Flip FeatureStructure & Terms
Project TypesSFR, 2-4 units, condos, multifamily in Maryland, Washington DC, and Virginia. Fix-and-flip, rehab-to-sell, and rehab-and-hold projects. No owner-occupied. No rural properties. No ground-up construction. No 2nd position loans. 1st lien only.
Loan Limits & Terms$100,000 to $1,000,000 | Up to 12 months | Interest-only, first-lien | No prepayment penalty | Property under contract required
Rates & Fees12% interest rate (interest-only on full project cost) | 2% origination fee | $100 application fee | $1,000 attorney doc fee (3rd party, at funding) | Site visit fee | Draw fee per request | No prepayment penalty
Leverage Ratios (LTC/ARV)Max 90% LTP (purchase price) | Max 100% of rehab costs funded | Max 85% LTC (total project cost) | Max 70% ARV (after-repair value) | Borrower must contribute minimum 10-15% of purchase or project costs
Draw ProcessSame-day draws - Marc personally visits every site. No third-party inspection delays. Interest charged on full project cost amount (not just drawn funds). Use FlipperForce's Project Budgeter to track real-time variance and submit accurate draw requests.
Key AdvantagesDirect lender - Marc lends his own money. No appraisal (BPO accepted). No minimum credit score. No experience required. Same-day terms. Fastest close: 2 days after title. Personal relationship - one person from application to payoff. No brokers, no committees, no red tape. Proof of funds letters available.
Property Flip Loan's Fix-to-Rent/BRRRR program funds rehab-to-hold projects for Maryland, DC, and Virginia investors following the buy-renovate-rent-refinance strategy, with 100% of renovation costs funded, 70% max ARV, and same-day draws.
Fix-to-Rent / BRRRR FeatureStructure & Terms
Program DescriptionProperty Flip Loan's Fix-to-Rent / BRRRR program is the rehab financing phase of the buy-renovate-rent-refinance-repeat strategy. Marc funds the acquisition and full renovation budget for Maryland, DC, and Virginia investors planning to stabilize and then refinance into a long-term DSCR rental loan. Use FlipperForce's BRRRR Analyzer to model your exit DSCR before committing to the deal.
Property TypesSFR, 2-4 units, condos, multifamily. Vacant or tenant-occupied. Maryland, Washington DC, and Virginia. No rural. No owner-occupied. No ground-up construction.
Loan Limits & Terms$100,000 to $1,000,000 | Up to 12 months | Interest-only | No prepayment penalty | Bridge phase only - plan your DSCR long-term refinance exit before committing
Leverage & PricingMax 90% LTP | Max 100% of rehab funded | Max 85% LTC | Max 70% ARV | 12% interest rate + 2% origination | Interest on full project cost | Borrower contributes minimum 10-15%
Key AdvantagesSame-day draws by Marc personally. No minimum credit score. No appraisal (BPO accepted). No experience required. Direct lender - no brokers. Fastest close: 2 days after title. Model your BRRRR exit in FlipperForce before applying - present Marc with a complete deal package including ARV, renovation scope, and projected DSCR at refinance.
Property Flip Loan's Acquisition Bridge program provides short-term purchase capital for Maryland, DC, and Virginia investors at a flat 12% rate + 2 points, up to 70% LTP, with no minimum credit score and closes in as few as 2 days.
Bridge Loan FeatureStructure & Terms
Use CasesShort-term acquisition bridge loans for residential investment properties in Maryland, DC, and Virginia. Buy and stabilize before securing long-term financing. Designed for as-is purchases and transitional holds. No owner-occupied. No rural. No ground-up construction. 30% down payment required on straight acquisition bridge.
Property TypesSFR, 2-4 units, condos, multifamily. Vacant and tenant-occupied properties accepted. Maryland, DC, and Virginia. 1st lien only - no 2nd position loans. Collateral: residential property only.
Loan Limits & Terms$100,000 to $1,000,000 | Up to 12 months | Interest-only, first-lien | No prepayment penalty | Property under contract required | Proof of funds letters available
Rates & Leverage12% interest rate (interest-only) | 2% origination fee | Max 70% LTP (loan-to-purchase price) | Borrower requires 30% down payment on straight acquisition bridge | No minimum credit score | No appraisal (BPO accepted) | $100 application fee
Key AdvantagesDirect lender - Marc lends his own money. Same-day loan terms review. Fastest close: 2 days after title is complete. No minimum credit score. No appraisal. No brokers, no committees. Auction purchases considered. Cross-collateralization with multiple properties accepted. Personal relationship with the decision-maker.
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Borrower Qualifications (Are you qualified?)

Property Flip Loan requires no minimum credit score, no experience, and no appraisal. Borrowers must contribute 10-15% of purchase or project costs. LLC or entity required. Personal guaranty always required. No foreign nationals. No rural properties or owner-occupied homes.
Qualification ParameterLender Requirements
Experience LevelsNo Experience Required. First-time investors are welcome. Borrowers without prior experience must show additional liquidity and cash reserves. Marc works personally with every borrower from offer through closing - new investors receive direct guidance throughout the process.
Credit RequirementNo Minimum Credit Score. A soft look at credit is taken but it is not a deciding factor. No hard credit pull. No appraisal required - BPO (Broker Price Opinion) accepted. In-person site visit by Marc required on all deals.
Income VerificationMinimal Documentation. Loan application required. No W-2s or tax returns required. Deal-based underwriting focused on ARV, project plan, and borrower equity contribution. Minimum borrower contribution: 10-15% of purchase or project costs.
Entity RequirementLLC, LP, Trust, or Corporation required. Personal guaranty always required. No foreign nationals. No second position loans. No 100% financing. No rural properties. No owner-occupied homes. No ground-up construction. Business-purpose investment properties only. Maryland, DC, and Virginia.

Underwriting Process (How long will it take to get approved?)

Same-day terms on most deals. Marc personally reviews every application and visits every property. No minimum credit score. No appraisal required (BPO accepted). Minimal documentation: loan application only. Closes in as few as 2 days once title and documents are ready.
Stage / RequirementProcess & Timelines
ApplicationSubmit loan application online with property details, scope of work, and purchase contract. $100 application fee. Marc reviews personally and provides same-day terms on most deals. Direct communication with Marc from the first call through closing.
Property ValuationNo formal appraisal required. BPO (Broker Price Opinion) accepted. Marc conducts an in-person site visit on every deal to assess property condition, scope of work, and market value. Site visit fee applies. One-person inspection process = no scheduling delays with third-party appraisers.
Speed to CloseFastest close: 2 business days once title work is complete and documents are ready. Marc coordinates directly with your title company. Proof of funds letters available. Auction purchases considered. No committee approvals required - Marc is the sole decision-maker.
Document ChecklistLoan application + property purchase contract. Minimum borrower contribution: 10-15% of purchase or project costs. Entity documentation (LLC, LP, Trust, or Corp). $1,000 attorney document fee paid at funding (third-party). No W-2s, no tax returns, no personal income verification required.

Draw Process (How long will it take to get draws?)

Property Flip Loan funds rehab draws the same day - a standout capability driven by Marc personally conducting all inspections and site visits. Interest is charged on the entire project cost amount (not just drawn funds). A site visit fee and draw fee apply. Use FlipperForce to coordinate project milestones and draw requests.
Operational StepMethodology & Timelines
Draw SystemSame-day draws. Marc personally handles all site visits and inspections for draw requests. Interest is charged on the entire total project cost amount (not just drawn funds) - factor this into your carry cost projections when using FlipperForce's Flip Analyzer. A renovation/construction draw fee applies per draw request.
Inspection MethodIn-person site visit by Marc DeLeonibus (Founder) required on all deals and draw requests. No third-party inspectors - Marc visits the property personally, providing direct accountability and market-level construction assessment. Site visit fee applies. No formal appraisal required - BPO accepted.
Funding TurnaroundSame-day draw funding once Marc's site inspection is complete. One-person operation means no committee delays, no internal routing, and no waiting on third-party vendors. Keep your FlipperForce Scheduler current to coordinate contractor phases around Marc's site visits.
Draw FeesSite visit fee (mandatory) + renovation/construction draw fee per request. $100 application fee at submission. $1,000 attorney document fee (third-party, paid at funding). No prepayment penalty - pay off anytime. Interest-only monthly payments at 12% on full project cost.