On this page
- What "100% financing" means on a hard money loan
- Lenders that advertise 100% financing
- Worked example: the ARV cap sets the loan
- The same deal at every lender's ARV cap
- What you still pay at closing
- Who qualifies for 100%
- Questions to ask about a 100% offer
- Bridge loans at 100% of cost
- Related guides
- Frequently asked questions
Based on each lender's published information; we did not apply for loans.
What "100% financing" means on a hard money loan
When a hard money lender advertises 100% financing, it usually means it will lend up to the full purchase price and the full rehab budget, but never more than a set share of the after-repair value (ARV). Whichever limit is lower sets the loan. Many offers also come with experience, credit or loan-size conditions, and the points and closing costs are still yours to pay unless the lender says otherwise.
Lenders that advertise 100% financing
| Lender | What it finances | Cap | Conditions it states | Fees it states |
|---|---|---|---|---|
| RCN Capital | Up to 100% of purchase + 100% of rehab | 75% of ARV | 5+ in-state and 10+ total experience, 720+ FICO, loans of $800K or less ($1M in CA) | Not stated |
| Kiavi | Up to 100% of purchase + 100% of rehab (its FAQ says up to 95% of cost) | 80% of ARV | Not stated | No application fee |
| Ternus | Up to 100% of purchase + up to 100% of rehab | 75% of ARV | Not stated | Origination from 0.5% |
| Sherman Bridge (Simple70) | Up to 100% of total cost | 70% of ARV | 680+ FICO; previous investment properties for maximum leverage | 3.0% points due at closing; 11.99% rate |
| Dominion Financial | Up to 100% of purchase and 100% of rehab | Max ARV 70% | Not stated | Option for no upfront origination points |
| Rehab Financial Group | 100% of purchase and rehab; says no down payment | 65% of ARV at 650 FICO, 70% at 700, 75% with 700 FICO and prior projects | 650+ credit (75% of ARV needs 700 and 1 RFG or 3 other completed projects) | Points as low as 1.5%; rate as low as 9.99% |
| The Investor's Edge Atlanta, Georgia page | Prequalify for 100% financing | 75% of ARV | No minimum credit score; no experience required | Origination as low as 3.5%; rates from 12% |
| LendingOne (bridge) | Up to 100% loan-to-cost | Or 80% of ARV | Not stated | Not stated |
| Ternus (bridge) | Up to 100% loan-to-cost, rent-ready properties | 70% of as-is value | 660 FICO | Not stated |
From each lender's own website, read October 29, 2026. "Not stated" means the pages we read do not say. Terms change; confirm with the lender. Not financial advice.
Not every lender goes to 100%: Easy Street Capital lends 90% of the purchase and 100% of the rehab (up to 93% of cost), and Express Capital Financing up to 90% of acquisition and 100% of renovation.
Worked example: the ARV cap sets the loan
A $200,000 purchase plus a $50,000 rehab is a $250,000 project. With a $330,000 ARV, a 70% cap allows $231,000, so the "100%" loan leaves $19,000 for you to bring, plus $6,930 in points. Here is the same deal at three appraised values:
| After-repair value | Loan | Cap that sets it | Your cash for the project | Points (3.0%) | Cash before other closing costs |
|---|---|---|---|---|---|
| $300,000 | $210,000 | ARV cap | $40,000 | $6,300 | $46,300 |
| $330,000 | $231,000 | ARV cap | $19,000 | $6,930 | $25,930 |
| $360,000 | $250,000 | loan-to-cost | $0 | $7,500 | $7,500 |
Only at an ARV of $357,143 or more does a 70% cap cover the whole $250,000. Even then, Sherman Bridge lists points as due at closing.
The same deal at every lender's ARV cap
The $200,000 purchase plus $50,000 rehab, with a $330,000 ARV, at each 100% offer's published cap:
| Lender | ARV cap | Loan | Your cash for the project | Upfront fee it states | Fee on this loan |
|---|---|---|---|---|---|
| Kiavi | 80% | $250,000 | $0 | Not stated | Not stated |
| RCN Capital (if you qualify) | 75% | $247,500 | $2,500 | Not stated | Not stated |
| Ternus | 75% | $247,500 | $2,500 | From 0.5% origination | $1,237.50 |
| Rehab Financial Group, 650 FICO | 65% | $214,500 | $35,500 | Points as low as 1.5% | $3,217.50 |
| Rehab Financial Group, 700 FICO and prior projects | 75% | $247,500 | $2,500 | Points as low as 1.5% | $3,712.50 |
| The Investor's Edge | 75% | $247,500 | $2,500 | Origination as low as 3.5% | $8,662.50 |
| Dominion Financial | 70% | $231,000 | $19,000 | Option for no upfront origination points | $0 option |
| Sherman Bridge Simple70 | 70% | $231,000 | $19,000 | 3.0% points due at closing | $6,930.00 |
Only Kiavi's 80% cap covers the full $250,000 on this deal. At 75% you bring $2,500; at 70%, $19,000; at Rehab Financial Group's 65% cap for 650 credit, $35,500. Kiavi's FAQ gives up to 95% of cost, which would make its loan $237,500. The fee column changes the picture: The Investor's Edge's origination alone is $8,662.50, more than three times the project cash its cap leaves you to bring.
What you still pay at closing
- Points and origination: Sherman Bridge lists 3.0% points due at closing on Simple70, The Investor's Edge origination as low as 3.5%, and Ternus origination from 0.5%.
- Ways around the upfront fee: Dominion Financial offers an option for no upfront origination points, and Groundfloor lets borrowers finance origination points into the loan.
- Interest reserves: Ternus may require 6 months plus 10% of the rehab budget in interest reserves on its fix-and-flip loans.
- Title, insurance and other closing costs on top of the lender's fees.
Who qualifies for 100%
Experience and credit
RCN Capital's 100% is limited to borrowers with 5+ in-state and 10+ total completed projects and 720+ FICO. Sherman Bridge asks 680+ and previous investment properties for maximum leverage. Rehab Financial Group's 100% product starts at 650 credit, but at 650 it caps the loan at 65% of ARV; 75% needs 700 credit and prior completed projects. Beginners usually start lower; see loans for beginners.
Deal and loan size
The deal has to leave room under the ARV cap, which is why buying well matters more than the headline percentage. RCN also caps its 100% program at loans of $800K or less ($1M in California).
Questions to ask about a 100% offer
| Ask the lender | What lenders publish |
|---|---|
| Does 100% cover the purchase, the rehab, or both? | Sherman Bridge's headline says purchase price; Simple70 funds up to 100% of total cost. |
| What caps the loan below 100%? | ARV caps of 65% (Rehab Financial Group at 650 credit) and 70% (Dominion, Sherman Bridge) to 80% (Kiavi); Ternus bridge 70% of as-is value. |
| Do I qualify for the top tier? | RCN requires 5+ in-state and 10+ total projects and 720+ FICO, on loans of $800K or less. |
| What is due at closing? | Sherman Bridge lists 3.0% points due at closing; The Investor's Edge origination as low as 3.5%. |
| Can fees be financed or deferred? | Groundfloor lets you finance origination points into the loan; Dominion offers no upfront origination points. |
Bridge loans at 100% of cost
For properties that need little work, Ternus offers bridge loans up to 100% of cost on rent-ready properties, not to exceed 70% of as-is value, and LendingOne bridge loans go up to 100% of cost or 80% of ARV. The value cap works the same way: the property must be worth well over the price. See what a bridge loan is.
Run your own numbers in the hard money loan calculator, which applies both a cost cap and an ARV cap, and compare every lender's leverage on the fix-and-flip loans page.
Related guides
Frequently asked questions
Can you get a hard money loan with no money down?
Some lenders advertise up to 100% of purchase and rehab, but the loan is still capped at a share of the after-repair value (65% to 80% in the offers we read), and points and closing costs usually come due at closing. A deal only needs no cash for the project if the ARV is high enough.
What does 100% LTC mean?
Loan-to-cost: the lender will lend up to 100% of your total cost (purchase plus rehab), subject to its other caps. Ternus and LendingOne bridge loans go up to 100% of cost, capped at 70% of as-is value (Ternus) or 80% of ARV (LendingOne).
Do you pay closing costs on a 100% hard money loan?
Usually yes. Sherman Bridge lists points as due at closing and The Investor's Edge states an origination fee. Dominion Financial offers an option with no upfront origination points, and Groundfloor lets you finance origination points into the loan.
Which lenders offer 100% fix and flip loans?
Lenders whose sites advertise 100% of purchase and rehab include RCN Capital (with conditions), Kiavi, Ternus, Dominion Financial and Rehab Financial Group (with credit and experience tiers); Sherman Bridge funds up to 100% of total cost on Simple70.
Is 100% financing the same as no closing costs?
No. The loan can cover the purchase and rehab while points, origination, title and insurance are still due: Sherman Bridge lists 3.0% points due at closing on its 100% program. Dominion Financial offers an option with no upfront origination points.
Do I need experience for 100% financing?
At some lenders. RCN Capital requires 5+ in-state and 10+ total projects and 720+ FICO; Sherman Bridge asks for previous investment properties for maximum leverage. The Investor's Edge says no experience is required.