Fix and Flip Loans
in Washington State

A fix and flip loan — also called a Residential Transition Loan (RTL) — is a short-term, asset-based loan for investors who buy distressed properties, renovate them, and sell for a profit. The loan is underwritten based on the property's After Repair Value (ARV), not the borrower's personal income. Terms typically run 6 to 18 months and are repaid from the sale proceeds.

After Repair Value is the estimated market value of a property after all planned renovations are complete. It is the foundational underwriting number in RTL lending — lenders base their loan amount on ARV, not the purchase price. Most programs lend up to 65–75% of ARV. If your ARV estimate is too aggressive relative to comparable sales, the lender's appraisal will come in lower and the loan amount will be reduced accordingly.

Most RTL lenders require a minimum credit score of 620, though some programs work with scores as low as 580 on strong deals. Credit is one factor — lenders also weigh the property's ARV, your liquidity, and the viability of your exit strategy. Borrowers with lower scores can often qualify with a stronger down payment or documented experience.

Fix and flip loans (RTL) through Endeavance Capital's lender network can close in 7 to 21 business days depending on deal complexity and lender. This is significantly faster than conventional financing, which typically takes 30 to 60 days. If you are under contract with a tight window, reach out early.

No prior experience is required, but it helps. First-time investors can qualify with a strong ARV, adequate liquidity, and a clear rehab plan. Lenders become more flexible — and offer better terms — as borrowers build a track record of completed projects.

Yes. Endeavance Capital brokers fix and flip loans (RTL) throughout Washington State including Yakima, Tri-Cities, Spokane, and Eastern Washington. We are also licensed in 35+ additional states nationwide.

They are the same product. RTL is the institutional and lender-industry term for fix and flip loans. Residential Transition Loan describes the borrower's intent: transitioning a distressed residential property to a renovated, market-ready condition. Both terms refer to short-term, ARV-based bridge financing for purchase-renovate-sell investment strategies.

Loan amounts typically range from $75,000 to $5,000,000 or more. Most programs finance up to 90% of purchase price and up to 75% of ARV including rehab costs. The specific amount depends on the property's after-repair value, borrower experience, and lender guidelines.