Oct 30, 2026
Hey there,
Second quiet week in a row for published flip rates. So this week we're looking past the flip and at what happens when you keep the house: the BRRRR refinance, and the ratio your lender uses to say yes.
Every number below comes from the lender's own public page. Our last check was Oct 29, 2026. Not one published rate changed from last Friday's issue, so this is two straight weeks with no moves.
| Lender | Published rate | Note |
|---|---|---|
| Lima One Capital | As low as 7.25% | FixNFlip, up to 95% LTC / 75% LTV, 13–24 month terms |
| Kiavi | As low as 8.25% | Rate carries a lender footnote |
| We Lend | 8.50% – 9.99% | From the lender's blog, not a dedicated rate page |
| Easy Street Capital | From 8.90% | "Easy Fix" fix-and-flip / bridge product |
| Jaken Finance Group | 8.99% – 13.50% | ⚠️ Stale: page dated Aug 1, 2026 |
| Groundfloor | From 9.00% | General starting rate for its short-term loans |
| Xoan Capital | Starting at 9.15% | Fixed rate, interest only |
| RCN Capital | As low as 9.49% | Experience tiers start higher |
| Silt Capital | 9.50% | Fix & flip row, 90% LTC / 70% ARV |
Still 9 verified lenders. New Silver, Stormfield, and CoreVest still don't show a fix-and-flip rate we can confirm on their own sites, so they stay off the table. Jaken's page is now about three months old; we'll keep flagging it until they update it.
Full table, updated daily: wefliphousesllc.com/rates.html
Buy, rehab with hard money, rent it, refinance into a rental loan. The new calculator shows how much cash stays stuck in the deal after the refi, your monthly cash flow, cash-on-cash return, and the DSCR a rental lender will look at.
These are made-up numbers to show the math. They aren't from a real property or any lender.
Buy for $120,000, $3,000 closing, $35,000 rehab. Hard money covers 90% of purchase and all of the rehab ($143,000) at 10% interest-only, 2 points + $1,500 in fees. Refinance after 6 months at 75% of a $200,000 ARV, 7.5% for 30 years. Rent is $1,700.
| Step | Amount |
|---|---|
| Cash you put in (down payment, closing, interest, points, holding) | $29,510 |
| New refi loan (75% of $200,000) | $150,000 |
| Pay off hard money | −$143,000 |
| Refi closing costs (3%) | −$4,500 |
| Cash back at refi | $2,500 |
| Cash left in the deal | $27,010 |
Now the monthly side:
| Monthly | Amount |
|---|---|
| Rent | $1,700 |
| Principal + interest | −$1,049 |
| Taxes + insurance | −$300 |
| Vacancy, repairs, management (23% of rent) | −$391 |
| Cash flow | −$40 |
The DSCR here is $1,700 ÷ $1,349 = 1.26. Plenty of DSCR lenders would be happy with that, because their formula only counts principal, interest, taxes, insurance, and HOA. It ignores vacancy, repairs, and management. Once you set money aside for those, this property costs you about $40 a month, with $27,000 of your cash still tied up in it.
The lender's ratio tells you if they'll make the loan. It doesn't tell you if you should take it. Try your own deal with a lower appraisal and a higher refi rate before you buy.
Many rental lenders won't refinance on the new appraised value until you've owned the property for a set number of months. If yours wants more time than your rehab takes, you're paying hard money interest while you wait. Ask the refi lender for their seasoning rule up front, and plug that number into "months until refinance."
That's it for this week. 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. 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.