For first-time flippers — no property needed
Start Your First Flip — Even With No Experience or Deal
We lend up to 100% of purchase, rehab, and closing costs on qualifying deals — most borrowers close with little or no money out of pocket.
The entire process, from finding the deal to securing the funds, was incredibly smooth and efficient
Most people who want to get into real estate never get their first deal — not because they aren't capable, but because they don't know where to start, what kind of deal to look for, or how funding actually works
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Watch: how beginners are getting into their first deal without experience
The Biggest Mistake Beginners Make
Most people think they need funding before they even start. In reality, the biggest problem is not knowing what kind of deal to look for in the first place.
We use the 74% ARV rule: total project cost (purchase + rehab) at or below 74% of after-repair value. We tell you the box. You find deals that fit. The funding part takes care of itself.
Here's a simple way to think about getting into your first deal
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Tell us your goals
Answer a few quick questions about your goals and experience. We'll match you with the right funding tier and rates — before you even find a property.
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2
Find your first deal — together
We help you find a distressed home below market value. You'll get our deal-finding software, skip tracing tools, and marketing templates — plus our team to guide you through it.
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3
We evaluate it for you
Desktop evaluation, virtual walkthrough, on-site check. If it qualifies, we issue a Letter of Intent. Most deals close in ~15 business days.
Learn more about our funding process -
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We fund up to 100%
No monthly payments — interest rolls into the loan. Loans up to $350k or 74% of ARV (After Repair Value — the estimated price after renovation). Minimum ARV $50k.
I had a great experience with The Investor's Edge! I was able to obtain 100% financing for my fix and flip project
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Renovate with full support
Your Investment Associate, vetted contractor bids, and our rehab estimator keep the project on track. You're not alone.
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Sell, repay, and keep the profit
Our members' median profit is $47,884 per flip — with top performers exceeding $100k.
Results vary.We do always take one trip after a flip... flipping homes has allowed me to provide those types of opportunities for myself and my family
Do You Qualify?
We're asset-based — your deal matters more than your past. The only things that disqualify you:
- Active bankruptcy
- Foreclosure
- Active judgments
- Tax liens
- Open collections
Anything else, including bad credit and no experience, is fine.
I went from a part-time salary to well over a six-figure income. We brought zero dollars to the table on this deal... $55-60k profit
100% Financing Is Real.
Here's the Catch.
We lend based on the property's after-repair value — not your credit score, savings, or experience. If the numbers work, we fund up to 100% of purchase, rehab, and closing costs. If they don't, we tell you exactly why.
37% of our borrowers close with $0 out of pocket.
Our members have profited $40k–$100k on a single flip.
Real People. Real Deals.
Real Money.
Most of them started with just:
4.8/5
Based on 1060+ reviews
Delisa's review:
Delisa is an IT administrator by trade. She was looking to do some house flips in the Chicago area and was looking for lenders who could finance her fix and flip houses. That's where she discovered The Investor's Edge and became a member. This house was an older house so she did a full rehab. She also increased the bedroom/bathroom count from a 3 bedroom 1 bathroom to a 4 bedroom 2 bathroom house. She is expecting to make between $40,000 to $75,000 on this deal.
Ptolemy's review:
Ptolemy has 20 years experience as a teacher, but wanted to start supplementing his teacher salary with some real estate deals. He researched a lot of hard money lenders, but chose The Investor's Edge for his first deal because we work with 1st time flippers and walk them through the process. He is expecting to make around $80,000 to $100,000 in profit on this flip. He wants to do more flips to upgrade his lifestyle for himself, his wife, and his kids. Watch his experience now.
Charles's review:
Charles chose to work with us because we help beginners get their first flip done successfully. He was able to get $167,000 in funding to buy and fix-up this house. He is expecting to make around $70,000 on this flip. He wants to do more flips with us so he can free up more of his time to spend with his family. Watch his experience now.
How Beginners Can Get Deals Funded Without Using Their Own Money
A hard money loan is a short-term financing option based on real estate value — not your credit score. The property is the collateral, which makes it far more accessible than a traditional mortgage.
When evaluating any hard money deal, there are three costs to understand:
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Purchase cost — what you pay to acquire the property, including closing costs
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Repair costs — contractor work, cosmetic upgrades, maintenance
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Loan & closing costs — title insurance, fees, and everything it takes to close
Most hard money lenders call it "100% financing" when they cover the purchase price — but still expect you to bring repair costs and closing costs out of pocket.
We do it differently. At The Investor's Edge, about 37% of our deals qualify for genuine 100% financing — purchase, repairs, and closing costs covered. For the rest, our average cash-to-close is just $2,183.
What does 100% financing mean?
We've covered what hard money is but what exactly is a 100% hard money financed loan
This can be a little trickier because every hard money lender has their own definition.
There are three different categories of costs for completing a fix-and-flip deal:
For most hard money lenders, 100% financing means they lend up to 100% of just the purchase price of the property. They'll lend perhaps 90% of the repair costs, and then the borrower also brings the loan/closing costs to the table as well.
