Where your deal stands
Your deal card shows the purchase, rehab and ARV, the stage you're in and every step so far, from application received to funded.
Live statusTimeline
Hard money, DSCR and new construction loans
Enter your deal to see the estimated loan amount, fees and cash to close. When you're ready, apply and we'll compare options from the lenders in our 400+ lender network that fit your deal.
Prefer to talk it through? Call or text Micah at (281) 636-5682.
- Lender network
- 400+
- Rates from
- 6% Starting rates vary by loan program and borrower.
- Days to fund
- 5-14 Fix and flip, once the file is complete.
- States
- 37
Mini Term Sheet
Capital Kings LLC
Live
Your deal
$50K$1.5M
$0$500K
$100K$3M
Your terms · Texas programs
Loan Amount$369,500
of purchase + 100% of rehab
Current LTV67.2%
75% MAX
Loan-to-Value of ARV
Down Payment$15,500
Lender and broker fees, title, insurance, appraisal and prepaid interest
Total Cash to Close$37,448
Proof of Funds RequiredDown + fees + holdback + 6 mo. interest$77,426
An estimate, priced on our Texas programs. Your final terms depend on the property, your credit and experience, and the lender's review.
Loan programs
What we fundand what it costs.
Compare starting rates and requirements below. Each program page explains the pricing and includes a worked example and calculator.
Hard money
Fix & Flip
The loan covers the purchase and the rehab. The rehab money comes out in draws as the work gets done, and there are no tax returns to hand over.
1ClosingPurchase funded
2Draw 1After inspection
3Draw 2After inspection
4Draw 3After inspection
5SaleLoan paid off
Rates from8.99%With 15% down and 700+ credit. The 5% down program starts at 9.99%.
- 5% down in the major Texas metros, even on a first flip (590+ credit)
- Rehab funded 100% through draws, loan capped at 75% of ARV
- 5-14 days to fund once your file is complete
Purchase 95% financed
Rehab 100% in draws
Your down payment 5%
Texas 5% down program. Loan capped at 75% of ARV.
Swipe for more programs
Rental
DSCR Rental
Buy or refinance a rental and qualify on what it rents for instead of your income. No tax returns or W-2s.
Rates from6.69%At 760+ credit, 70% LTV and a 5-year prepay. 660+ credit to qualify, about 21-30 days to close.
Ground-up
New Construction
Lot and build in one loan, with the build funded in draws. Up to 95% of cost with a financed interest reserve (680+ credit).
Rates from8.49%With a financed interest reserve and 5+ completed builds. A first build needs a GC with 5+ completed builds.
Hard money
100% Financing
0% down when purchase plus rehab fits under 70% of ARV. You still bring closing costs.
Down payment0%Major Texas metros from 11.50% at 650+ credit, even on a first flip. Outside Texas it takes 2+ completed flips.
Bridge
Purchase-Only
Just the purchase, no rehab money and no draws. Built for auction buys, off-market deals and houses that don't need work.
Rates from9.75%At 730+ credit with 1% origination. 12.5% down, or 10% with 730+ credit and 4+ deals. As little as 72 hours in Colorado, Georgia, North Carolina, Tennessee and Texas.
Refinance
Cash-Out Refi
Pull equity out of a property you own and put it to work on the next one. A short-term bridge refi and a 30-year DSCR refi solve different problems, and we'll tell you which one fits.
Loan up to75% LTVOf appraised value on a DSCR cash-out at 700+ credit. Your cash proceeds are what remains after the existing loan payoff and closing costs. Seasoning after a recent purchase varies by lender.
What matters most
on this deal?
Cash, cost and speed pull against each other. Here is how they usually line up.
Priority
Why pick it
Keep more cash available for the rehab and your next deal.
Best when minimizing borrowing cost matters more than keeping cash in your pocket.
Best when timing matters more than minimizing total borrowing cost.
Cash required
Lowest
Highest
Medium
Borrowing cost
Highest
Lowest
Medium
Closing speed
Medium
Medium
Fastest
The trade-off
Usually a higher rate, a higher origination fee, or both.
Lower rates usually require more cash up front.
Your documents need to be ready on day one.
You usually can't optimize all three at once. Tell us what matters most and we'll structure the deal around it.
Pick the one that matters most and we'll carry it into your application.
Your estimate
What your loanestimate includes.
When we give you numbers, this is what you're looking at. Pick a line to find it on a sample term sheet.
The loan
At closing
Each month
Point at any line to see where it sits on the sheet and what it means.
- No credit pull to apply. The lender pulls credit during underwriting.
- Terms can change in underwriting. A term sheet is an estimate until the lender reviews the file.
- Investment property only. Business-purpose loans, never the home you live in.
The borrower portal
Your loan getsits own portal.
Once you apply, your term sheet, documents, e-signatures and closing conditions live under one login, on your phone or your laptop.
Swipe through the portal
Upload documents from anywhere
Upload from your phone or your laptop. Each category shows whether it's still needed, under review or approved, so you always know what's left.
Drag and dropStatus on every file
Sign right in the portal
Review and sign your term sheet and broker fee agreement right in the portal. There's nothing to print or scan.
Term sheetBroker fee agreement
See what's left before closing
Each closing condition shows who it's waiting on and when it's due, from the appraisal all the way to the lender's final approval.
Waiting onDue dates
Look up the property
See an estimated property value, estimated rent, comparable sales and sale history inside your deal. These help us discuss the property's value and financing; they don't replace a lender's appraisal.
ValueRentComps
Lending coverage
States we lend in
Select a state to see the loan programs and terms available there.
- Active in 37 states
- Texas, our home market
- Not currently available
37States available
900+Loan programs
Tap a gold state to see its local loan programs
Micah FosterFounder & CEO, Capital Kings LLC
A letter from the founder
Talk it throughwith Micah.
When you're running a flip, you shouldn't have to guess what your loan costs. My job is to shop it, explain every line in plain English and help get it closed.
I'm the kind of person who asks a million questions before I'm comfortable with something, so ask me anything. If a fee doesn't make sense, or you're not sure how much cash you'll need or what happens if the project runs long, let's work through it before you commit to the loan.
Micah Foster · Founder & CEO
From application to funded
See the whole process, step by stepAbout 3 minutes
Apply
Tell us about the property, the numbers and your experience. No account needed to start.
Right away
Get your term sheet
A preliminary term sheet downloads the moment you submit: loan amount, rate, fees and cash to close.
Usually same day
Pre-approval letter
Making offers? Send two months of bank statements and your letter usually comes back the same day.
Right after
Lender match
We place it with the lender that fits best, or show you the top options side by side when more than one fits.
In your portal
Sign and clear conditions
Sign your term sheet, upload documents and watch each condition clear.
5-14 days
Funded
Most fix and flip files fund in 5-14 days once the file is complete. As little as 72 hours on the fastest programs in select states.
For realtors & wholesalers
Know investors?Send them our way.
$500every time an investor you send us closes, on every closing they ever do.
- Paid after closing, out of our fee. It never touches the borrower's pricing.
- Every repeat closing pays again. No cap and no expiration.
- Track each referral in your partner portal: where the deal stands and what you're owed.
Referral program · what you earn
Paid$1,000Already in your pocket
Upcoming$500Approved and pending
Lifetime$1,500Paid plus upcoming
Your referred borrowers
- MMarcus Deleon3 deals · 2 closings$1,000 paid
- AAlyssa Grant1 deal · 1 closing$500 coming
- JJordan BlakeTerms out · no closings yetCloses, you get $500
Sample referrals, the way your partner portal tracks them.
Why a broker
Lenders competefor your deal.
We match your deal with the lenders that fit based on the property, your experience, credit, cash available and timeline. When there are multiple strong options, we compare them side by side. When one lender is clearly the best fit, we'll tell you why.
- You apply onceAbout 3 minutes. No credit pull.
- We find the lenders that fitBased on the deal, state, credit, experience, cash available and how quickly you need to close.
- We show you the best optionsWhen there's more than one strong fit, we compare rate, fees, leverage and closing time side by side.
- Choose your loan and move toward closingOnce you choose the terms that work for you, we coordinate with the lender and title company and help you clear the remaining conditions.
That doesn't mean we send every deal to every lender. We narrow the field first, then shop it where doing so can actually improve your terms.
Lenders in our networkLenders that fit your dealWhat we compare when more than one fits
From the blog
Start with the guides
borrowers ask for most.
Swipe for more articles
Hard MoneyHow to Get an Instant Hard Money Term SheetBuild a real, itemized fix and flip term sheet in about 3 minutes. No phone call, no credit pull. See your loan amount, rate, fees, and cash to close before you call a lender.
Hard Money 101Hard Money Loan Requirements in Texas: What You Need to Qualify in 2026What Texas hard money lenders actually require in 2026: credit by band, experience tiers, down payment by program, cash to close and reserves, the document list, the LLC rule, property and location rules, and the 5-14 day timeline to fund.
StrategyCash to Close: The Number Most Borrowers Miss Until It's Too LateDown payment is just the start. Here's everything that goes into your actual cash-to-close figure on an investment property loan.
Fix & FlipFix and Flip Closing Checklist for Hard Money LoansThe documents a hard money loan needs, the 11 conditions a fix and flip file clears, which four are yours, and what cash to close really includes.
Hard MoneyHard Money Loans With No Money Down: What 100% Financing Really Means100% financing on a fix and flip funds the purchase and the rehab, but it is capped at 70% of ARV and priced higher. What it costs, what still wires at closing, and the 5% down option most investors should take instead.
Hard Money 101How Construction Draws Actually Work on a Fix & Flip Loan (The Rehab Holdback Explained)Your rehab budget is not funded at closing. Here is how construction draws and the rehab holdback really work on a hard money loan, and how to read your HUD.
Fix & FlipPurchase-Only Hard Money Loans vs Fix & Flip Loans: Which One Do You Actually Need?Purchase-only hard money vs a fix and flip loan: real Houston numbers, the cash-at-closing trade most lenders skip, and how to pick in 60 seconds.
PartnersThe Infinite $500 Referral Fee: Get Paid Every Time Your Investor ClosesYou send us a borrower. Every loan they ever close with Capital Kings pays you a $500 referral fee. Here is how the program works.
Hard MoneyDirect Hard Money Lender vs. Broker: The Honest BreakdownThe questions to ask a direct lender, what a broker really costs you, and how investors raise private money as they grow.
Hard MoneyDutch Interest vs. Standard Interest on Hard Money LoansUnderstanding the difference between dutch interest and standard interest structures, and when each one works in your favor.
Hard MoneyPoints, Fees & Rate: How to Actually Compare Hard Money LendersMost investors compare lenders on rate alone. Here's how to add up the origination, fees and rate so you know what a loan really costs.
StrategyThe 70% Rule: A Good Starting Point, Not the Whole StoryThe 70% rule is the fastest way to screen a flip, but it is not how you should actually decide. Here is what it really tells you and where it falls short.
Non-QMWhat Is a Non-QM Loan and Why Do Investors Use Them?A plain-English breakdown of non-QM lending: who it's for, how it's underwritten, and why so many real estate investors use them.
Are you a lender or a broker?
We're a broker. Instead of pushing one lender's loan, we send your deal to the lenders in our 400+ lender network that fit it and bring back the best structure for what you care about most, whether that's the least cash to close, the lowest rate or the fastest close.
How fast can you close?
Most fix and flip files fund in 5-14 days once the file is complete, and we've closed in as little as five days. On the fastest programs in select states it can be as little as 72 hours, with your documents ready on day one. DSCR rental loans and new construction take longer, usually 21-30 days.
Is the online estimate an approval?
No. It's a starting point based on what you enter. A lender still reviews you, the property and your documents before anything is approved, and your term sheet says so at the top.
What should I have ready to apply?
The property address, the purchase price (or your current loan balance on a refinance), your rehab or construction budget if there is one, what you plan to do with the property, and the closing date you're working toward.
Do you pull my credit when I apply?
No. The application takes about 3 minutes and there's no credit pull. You tell us your credit range up front, and the lender pulls credit later, during underwriting.
How much cash do I need to bring?
It depends on the program and the deal, and your term sheet shows your down payment, every fee and your total cash to close before you sign anything. The lowest is 0% down (100% financing) when purchase plus rehab fits under 70% of ARV. In the major Texas metros that takes 650+ credit, even on a first flip. Outside Texas it takes 2+ completed flips. Either way, you still bring closing costs.
Do I need tax returns or W-2s?
No. Fix and flip and bridge lenders look at the deal, your credit, your experience and the cash you have available. DSCR rental loans qualify on the property's rent, so there are no tax returns or W-2s to hand over.
Can I get a loan on my first flip?
Yes. In the major Texas metros, our 5% down program takes first-time flippers with 590+ credit, and the lender funds 100% of the rehab through draws. One of our Texas lenders also works with first-time investors and doesn't set a minimum credit score. That helps most when a lower score comes from high credit card balances. It doesn't help with a bankruptcy or foreclosure, which lenders generally won't close on. Outside Texas, a first flip usually starts at 10% down with 680+ credit, and the lower down payment programs open up as you complete deals.
What does it cost to use Capital Kings?
Our broker fee is 1% of the loan with a $2,000 minimum, and it's the only money we make on your loan. It's disclosed before you sign, next to every lender and third-party fee, so you can see exactly who gets paid what.
Where do you lend?
We place investor loans in 37 states, with our deepest roots in Texas. Every state we lend in has its own page with programs, pricing and local markets, and you can see all of them on our states page.
Do you finance homes people live in?
No. We only arrange business-purpose loans on investment property: flips, rentals, new construction and bridge loans. We don't do loans on a home you live in.
Let's fundyour next deal.
Enter the property details to get your preliminary term sheet, or call Micah to talk through the deal first.