Oct 16, 2026
Hey there,
Welcome to the first Friday Flip. Every week you'll get three things: what fix-and-flip lenders are publishing for rates, one deal run line by line, and one tip you can use. That's it. It should take about four minutes to read.
These come straight from each lender's own public page. We checked all of them on Oct 16, 2026.
| Lender | Published rate | Source | Note |
|---|---|---|---|
| We Lend | 8.50% – 9.99% | welendllc.com | From the lender's own blog article, not a dedicated rate page |
| Jaken Finance Group | 8.99% – 13.50% | jakenfinancegroup.com | ⚠️ Stale: the page is dated Aug 1, 2026, more than 30 days ago |
| Xoan Capital | Starting at 9.15% | xoancapital.com | Fixed rate, interest only, priced on experience |
We haven't verified rate pages for nine more lenders yet, including Kiavi, Lima One, RCN, and CoreVest. Until we can read a lender's number on its own site, we leave it out instead of guessing.
The fine print: a "starting at" rate goes to experienced borrowers with strong credit and low leverage. Expect your actual quote to land higher.
Full table: wefliphousesllc.com/rates.html
We made up this deal to show how the math works. It does not describe a real property or a real offer.
Running it through our calculator:
| Item | Amount |
|---|---|
| Interest (6 months) | $8,741 |
| Points + lender fees | $5,000 |
| Buying closing costs (2%) | $3,000 |
| Holding costs | $3,300 |
| Selling costs | $16,900 |
| Total project cost | $226,941 |
| Estimated profit | $33,059 |
| Cash you put in | $35,041 |
| ROI on cash | 94.3% (about 189% annualized) |
The catch: under the 70% rule, the max offer is $260,000 × 70% − $40,000 = $142,000. This deal pays $8,000 more than that and still pencils out, mostly because the lender covers so much of the cost. If the ARV comes in $25,000 low or the rehab runs over, that margin vanishes quickly. Treat the 70% rule as a smoke alarm, not a law. If a deal sets it off, recheck your ARV comps before you go higher.
Try it with your own numbers: Flip profit calculator
Some lenders charge interest on the full rehab budget from day one. Others charge only on the draws you've actually taken. On a $40,000 rehab at about 10%, that difference can be worth $1,000 or more over six months. Ask before you sign. (Our calculator assumes the worst case, so your real number may come in better.)
That's it for week one. Hit reply and tell me what you want covered next.
— The We Flip Houses team
Rates are lenders' published figures, not quotes or offers. We are not a lender or mortgage broker and do not arrange loans. Verify every term with the lender.
We Flip Houses LLC is owned by Michael Davis, a real estate salesperson licensed in Missouri with eXp Realty, LLC. This site is an independent information resource; it does not offer real estate brokerage services and is not operated by eXp Realty.