Fix & Flip Loans, West Palm Beach, FL
West Palm Beach is one of the most active fix and flip markets in the Southeast, and the financing decides whether you win the deal. Pinnacle Funding Network funds flip, bridge, and ground-up projects across Palm Beach County with up to 90% Loan-to-Cost, 100% of rehab financed in draws, and a close in as few as 7 days.
By James Loffredo, Principal, Pinnacle Funding Network | Updated June 2026
If you flip houses in West Palm Beach, the constraint is rarely the deal. It is the capital behind it. A lender that takes 30 days to close costs you the property to a cash buyer, and a lender that does not fund 100% of rehab makes you write checks you should be deploying into your next acquisition. Pinnacle Funding Network is a Residential Transition Loan (RTL) specialist built for the West Palm Beach flipper: up to 90% Loan-to-Cost, 100% of the rehab budget funded in scheduled draws, and a close in as few as 7 days on a clean file.
Fix and flip leverage at Pinnacle Funding Network runs up to 90% of the purchase price plus 100% of the approved rehab budget, with the total loan held to roughly 70 to 75% of after-repair value. Loans run $55,000 to $5 million through a bench of about 10 institutional capital partners, and the initial scenario quote requires no credit pull. The structure below is what decides whether a West Palm Beach deal pencils.
Loan-to-Cost up to 90%. Standard programs finance up to 90% of the purchase price plus 100% of the approved rehab budget. Experienced flippers with 3 or more completed projects in 24 months can reach higher leverage. First-time flippers typically start around 85% LTC, still with 100% of rehab financed.
Loan-to-ARV held to 70 to 75%. The total loan, purchase plus rehab, is capped at roughly 70 to 75% of After-Repair Value, with 75% the common governor on West Palm Beach files. A $600,000 ARV carries a maximum total exposure near $450,000; if purchase plus rehab runs higher, you bring the difference. This is the discipline that protects the deal.
Interest-only during the rehab. Payments are interest-only on the funds actually drawn. You are not paying interest on undrawn rehab capital, which keeps the monthly carry low while the crew is working.
No prepayment penalty. Pay the loan off the day after you close if the flip exits early. The product assumes you want out fast.
Rehab funded in scheduled draws. Rehab capital is held and disbursed against completed work, with each draw clearing an inspection before release. The draw process is detailed below.
Loan size $55,000 to $5 million. Sized to the deal, not to a product menu. The same relationship funds a sub-$300,000 Westgate flip and a multi-million-dollar El Cid restoration.
Origination and points. Origination typically runs 2 to 3 points depending on experience tier, project size, and structure, quoted by Pinnacle Funding Network in writing before any application fee.
First-time flippers eligible. The "3 prior flips" gate that some lenders enforce does not apply here; first-time borrowers qualify with appropriate adjustments to leverage, points, and rate.
Speed is the whole game in this market. Most clean West Palm Beach files fund in about 10 days through Pinnacle Funding Network, and expedited cash-tight or auction files can close in as few as 7. From a signed term sheet, title work, appraisal, and the insurance binder run in parallel rather than in sequence. The most common source of delay here is not underwriting; it is the windstorm insurance binder, which is why you order it on the first day of due diligence, not the week of closing. A clean borrower on a clean property closes fast; a stubborn insurance market or a messy title is what adds days.
The draw process is where a lot of flips quietly lose money, because a crew that stops working while a draw sits in review is a crew you are still paying to wait. Pinnacle Funding Network holds the rehab budget and releases it against completed milestones. You submit a draw request, an inspection (in person or virtual) confirms the work, and the funds wire, often the same day the inspection clears. A cosmetic flip typically runs 3 to 5 draws; a full gut runs 6 to 10. Because draws fund completed work quickly, your contractor stays on schedule and your holding clock stays short, the difference between a 5-month flip and a 7-month one.
Most West Palm Beach flippers have worked with one of three financing archetypes, each with a structural ceiling. Pinnacle Funding Network is built differently, as a correspondent lender and loan originator that places each file across a bench of about 10 institutional capital partners.
The single-balance-sheet hard money lender. Fast on the files that fit its one box, but if your deal is nonstandard (a condo, a historic exterior, a first-time borrower, a larger loan), it is a decline rather than a re-route.
The national online RTL platform. Rate-card pricing and a call center. Fine on a vanilla cosmetic flip, slow and rigid the moment a file needs a human read.
The local private or relationship lender. Fast and flexible, but expensive, and the capital ceiling is real. The lender who funds your $300,000 Westgate flip on a handshake usually cannot write the $3 million El Cid restoration.
The Pinnacle model. Because Pinnacle Funding Network places each deal across roughly 10 institutional RTL programs, rate, term, leverage, and structure are matched to the deal instead of the deal being forced into a single menu. A first-time Westgate flip and an experienced flipper's El Cid project run through the same relationship, each landing on the program that fits it. More capital relationships means more right-fit answers, not a hedge.
West Palm Beach is not one market; it is several, with very different price points and exit profiles. The neighborhood decides almost every variable in the deal. For the full submarket-by-submarket breakdown, see the West Palm Beach investment property loans page.
Entry-level value-add (West Palm West, Westgate, Pleasant City). Single-story 1960s to 1980s stock west of I-95. Typical purchase $200,000 to $375,000, rehab $40,000 to $125,000, ARV $380,000 to $625,000. Best for first-time flippers and rehab-to-rent buyers planning a DSCR refinance.
Volume mid-tier (South End, Southland Park, Lake Worth Beach). 1950s to 1970s ranches with steady family-buyer demand and predictable comps. Typical purchase $325,000 to $525,000, rehab $60,000 to $155,000, ARV $625,000 to $925,000. Best for investors building repeatable flip volume.
Gentrification mid-tier (Northwood). Historic 1920s and 1930s architecture walkable to Northwood Village, on a decade-long appreciation curve. Typical purchase $400,000 to $650,000, rehab $80,000 to $180,000, ARV $700,000 to $1.05 million. Best for investors with a flip or two behind them.
Historic premium (Flamingo Park, El Cid). Designated historic districts dense with 1920s Spanish and Mediterranean revival homes. Typical purchase $700,000 to $3 million, rehab $180,000 to $900,000, ARV $1.2 million to $5 million-plus. Best for experienced flippers comfortable with Historic Preservation Board review, where Pinnacle Funding Network loan sizing to $5 million supports the deal.
All ranges reflect typical recent activity at publication. Specific deals are underwritten to comparable sales within 0.5 miles in the last 6 months. Numbers move; comps decide.
The following is a representative structure with realistic numbers, not a specific client deal. Actual terms are quoted on the real property at application.
Property: 3BR/2BA single-family, 1,400 sqft, built 1972, West Palm West.
Purchase price: $285,000
Rehab budget: $70,000 (kitchen, two baths, roof, paint, flooring, landscaping)
Total project cost: $355,000
After-Repair Value (ARV): $445,000 (supported by comps within 0.5 miles, sold last 6 months)
Pinnacle financing structure:
Purchase financing: $256,500 (90% of $285,000)
Rehab financing: $70,000 (100% of approved budget)
Total loan: $326,500
Loan-to-ARV: $326,500 / $445,000 = 73% (inside the 75% cap)
Cash to close (estimate):
Down payment: $28,500 (10% of purchase)
Closing costs: $10,000 to $13,000
Total cash invested: about $40,000
Carrying cost (estimate, 5-month hold):
Interest-only on drawn capital (about $2,300 per month average): about $11,500
Property tax, windstorm insurance, utilities, and miscellaneous: about $7,200
Total carrying cost: about $18,700
Exit:
Sale price: $445,000, less selling costs near 6% ($26,700), less loan payoff ($326,500), less carrying cost ($18,700), less cash invested ($40,000), nets the investor roughly $33,100. That is about 83% cash-on-cash on the $40,000 invested over a 5-month hold, near 199% annualized. The same deal with rehab paid out of pocket does not return the same way. The financing structure is the alpha.
Windstorm and hurricane insurance. Mandatory, expensive, and the most common source of closing delay. Budget roughly $3,000 to $8,000-plus annually depending on age, roof condition, and coverage. Older homes carry higher premiums until the roof, openings, and electrical are brought to code. Order the binder on day one.
Permitting and historic overlays. Cosmetic-only flips move quickly. Anything touching plumbing, electrical, HVAC, or structure triggers a permit review of several weeks. Exterior work in Flamingo Park, El Cid, and parts of Northwood requires Historic Preservation Board review, roughly 6 to 12 weeks on facade-changing work.
Roof and insurability. The South Florida insurance market effectively requires a roof under about 15 years old. If the roof is older, replacement is non-negotiable before the finished property is insurable, so budget it into the rehab.
Condos post-Surfside. Florida condo financing is meaningfully stricter than it was, requiring current reserve studies and milestone inspection reports for older or taller buildings. Pinnacle Funding Network pre-screens condo eligibility before you go under contract, so the building requirements are a known quantity, not a closing surprise.
RTL is the core business. Pinnacle Funding Network is not a general mortgage shop with a flip side product. Fix and flip and the full RTL spectrum are the business, sized and priced for the actual deal.
Speed that fits the market. A close in as few as 7 days, about 10 on a typical clean file, with carriers familiar with the West Palm Beach windstorm market worked in parallel.
One relationship across the stack. Flip, bridge, ground-up new construction, and a long-term DSCR exit, all in one place, from $55,000 to $5 million.
Honest underwriting. Programs and pricing are quoted before application fees, the term sheet matches the close, and there is no last-minute repricing on rate or leverage.
The fastest path from a property under consideration to a term sheet is the same-day scenario quote. Send the property address, purchase price, estimated rehab budget, and target ARV at the Get a Quote form. Pinnacle Funding Network responds with a written term sheet (rate, points, LTC, LTV, term, draw schedule) typically inside one business day, with no credit pull, no application fee, and no obligation. If the term sheet works, a clean file moves from application to close in about 10 days. You can also model a deal first with the loan calculator or read the full fix and flip program and fix and flip guide.
James Loffredo, Principal
Pinnacle Funding Network
214-846-8602
info@pinnaclefundingnetwork.com
pinnaclefundingnetwork.com
Pinnacle Funding Network is a correspondent lender and loan originator. PFN originates loans and funds them through its network of institutional capital partners, who make final funding decisions; PFN may sell or assign loans at or after closing. Rates, terms, and programs are subject to change. All loan applications are subject to credit review, property appraisal, and underwriting approval. ARV ranges, rehab estimates, and the deal example on this page are illustrative; actual deal terms depend on property-specific underwriting.
Pinnacle Funding Network closes most clean West Palm Beach fix and flip files in about 10 days, and expedited cash-tight or auction files can fund in as few as 7. Title work, appraisal, and the insurance binder run in parallel. The usual variable on speed in West Palm Beach is the windstorm insurance binder, not the lender, so order it on the first day of due diligence.
Pinnacle Funding Network finances up to 90% of the purchase price plus 100% of the approved rehab budget, with the total loan capped at roughly 70 to 75% of after-repair value (ARV). Loan amounts run from $55,000 to $5 million, which covers an entry-level Westgate flip and an El Cid restoration in the same relationship.
Yes. Pinnacle Funding Network funds 100% of the approved rehab budget in scheduled draws disbursed against completed work. A typical cosmetic flip uses 3 to 5 draws and a full gut renovation uses 6 to 10. A draw inspection clears before each release, and funds for the next draw can wire the same day after the inspection passes.
Yes. Pinnacle Funding Network has fix and flip programs for first-time investors, who typically start around 85% LTC with 100% of rehab financed. Experienced flippers with 3 or more completed projects in the last 24 months can access higher leverage. A clear scope of work and a realistic budget strengthen any application regardless of experience.
Origination on a Pinnacle Funding Network fix and flip loan typically runs 2 to 3 points, with interest-only payments on drawn funds during the rehab and no prepayment penalty. Standard terms run 12 to 24 months. Terms are quoted in writing before any application fee, and the numbers in the term sheet match the numbers at close.
Yes. Rehab-to-rent (BRRRR) is fully supported. After the property is rented and seasoned, typically 3 to 6 months, Pinnacle Funding Network refinances the short-term flip loan into a 30-year DSCR loan at 75 to 80% LTV based on the new appraised value, with no tax returns required. Sale at completion remains the most common exit, but holding is built in from day one.
Pinnacle Funding Network is a correspondent lender and loan originator. It places each West Palm Beach file across a bench of about 10 institutional capital partners and matches your deal to the best-fit program, rather than forcing it into a single product box. That structure is why one relationship can size a $300,000 Westgate flip and a $4 million El Cid restoration.
Yes, with eligibility screened before you go under contract. Exterior changes in historic districts like Flamingo Park, El Cid, and parts of Northwood require Historic Preservation Board review, and Florida condos require current reserve studies and milestone inspection reports for older or taller buildings. These factors affect timeline, not whether the deal can be funded.
Pinnacle Funding Network is a Dallas, Texas based investment property lender founded in 2024 by James Loffredo. PFN arranges DSCR, fix and flip, bridge, STR and Airbnb, self-employed, foreign national, and new construction loans from $55,000 to $5 million through a network of third-party lenders, for real estate investors in 48 states. Learn more about us or get a quote.