Zero out of pocket fix-and-flip financing for Houston investors.
If the purchase, the repairs and the closing costs fit inside 70% of after-repair value, ACP funds all three. Rates from 9% to 12%, 1 to 2 points, and closing in 5 business days once a complete file is received.
See Your Cash at Closing Get Pre-Approved
Three Programs for Houston Flips
Zero Out of Pocket
Up to 70% of after-repair value, covering the purchase, the repairs and the closing costs. Sized on the collateral, your experience and a lookback on credit history, not a credit score.
90 / 100
90% of the purchase price and 100% of the renovation budget. You bring the closing costs, at a lower rate and lower fees.
100 / 100
100% of the purchase price and 100% of the renovation budget. You bring the closing costs. For a 720 credit score and 10 deals closed in the last 36 months.
Terms
| Interest rate | 9% to 12%, interest-only |
| Origination | 1 to 2 points |
| Closing | 5 business days once a complete file is received |
| Term | 12 to 24 months |
| Minimum loan | $75,000 |
| Credit check | Soft pull, no inquiry on your credit report |
| Property | 1 to 4 unit residential investment property; no manufactured housing |
Where We Lend Around Houston
ACP Lending is based in Spring and finances investment properties across Harris, Fort Bend, Montgomery, Brazoria, Galveston and Chambers counties. Every file is reviewed and structured by Steve Waller, ACP’s principal, who brings 35+ years in commercial finance, including senior roles at Comerica, JPMorgan Chase and U.S. Bank.
How It Works
- Run the Deal Calculator — Enter the purchase price, repairs and ARV and see your cash due at closing.
- Get a Program Fit — A soft credit pull and your experience in the last 36 months set which program you qualify for.
- Close — Submit a complete file and close in 5 business days.
The 70% of ARV zero out of pocket structure is available on Texas properties. Rate and points depend on program, leverage, credit and experience. All financing is subject to underwriting, appraisal or valuation, title, insurance and lender approval. Business-purpose lending only. Not a commitment to lend.
Frequently Asked Questions
Does ACP Lending finance fix-and-flip deals in Houston?
Yes. ACP Lending is based in Spring, Texas and finances fix-and-flip and bridge projects across Harris, Fort Bend, Montgomery, Brazoria, Galveston and Chambers counties, with individual and LLC borrowers.
Can I close a Houston flip with nothing out of pocket?
On Texas properties, when the purchase price, the renovation budget and the closing costs all fit inside 70% of after-repair value, ACP can fund all three and nothing is due at closing. The Deal Calculator shows your cash due at closing before you apply.
What are the rates and points?
Fix-and-flip rates run 9% to 12% interest-only, with 1 to 2 points. The 90/100 and 100/100 programs carry a lower rate and lower fees than the zero out of pocket program. Pricing depends on program, leverage, credit and experience.
How fast can a Houston fix-and-flip loan close?
Fix-and-flip financing closes in 5 business days once a complete file is received.
Is there a minimum loan amount or credit score?
The minimum loan is $75,000. ACP runs a soft credit pull, which puts no inquiry on your report. The 100/100 program requires a 720 credit score and 10 deals closed in the last 36 months; the zero out of pocket program is sized on the collateral, experience and a lookback on credit history rather than a score.
Related guides
Have a Houston Deal?
Email: steve@acp-lending.com
Phone: 936-522-8951
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