Home / Flip a house with no money
How to flip a house with no money
You can flip a house without a down payment if you buy it right. Here is how Dallas investors do it, and the cash you still need to plan for.
Get my termsDallas hard money lenderSee your terms in seconds
Your loan amount shows as you type. Send the deal and a loan officer follows up.
Estimate only. Loan amount is the lower of 100% of purchase plus rehab or 70% of the sale price when finished (after-repair value). Minimum loan $150,000. Business-purpose loans on investment property.
Step 1: Buy under the 70% rule
No money down only works on deals with real margin. Your purchase price plus rehab budget has to be at or under 70% of the after-repair value. Use the ARV and 70% rule calculator on every deal before you offer.
Step 2: Use 100% purchase and rehab financing
With a lender that funds both the purchase and the rehab, a deal that passes the 70% rule needs no down payment and no cash for the work. See how 100% financing works.
| Deal | Amount |
|---|---|
| Purchase price | $150,000 |
| Rehab budget | $45,000 |
| Total cost | $195,000 |
| After-repair value | $300,000 |
| 70% of after-repair value | $210,000 |
| Loan amount | $195,000 |
Step 3: Cover closing and holding costs
You will still need cash for closing costs, insurance, utilities, property taxes and monthly interest. Ways investors cover them:
- Negotiate seller-paid closing costs where you can
- Bring in a partner who funds costs for a share of profit
- Keep the rehab short so you carry the house for fewer months
Step 4: Find deals other buyers pass on
In Dallas, the houses that clear the 70% rule are often the ones with foundation movement, hail-damaged roofs, old plumbing or a messy title history. Build relationships with wholesalers, probate attorneys and local agents so you see them first.
Hard money loans across Dallas–Fort Worth
We lend on investment houses throughout the DFW metroplex, in Dallas, Tarrant, Collin, Denton and surrounding counties.
Questions investors ask
Straight answers about flipping a house with no money.
Can a beginner flip a house with no money?
Yes, if the deal passes the 70% rule and you have cash for closing and holding costs.
Do I need a partner?
Not always. A partner can help cover closing and holding costs if you are short on cash.
How much of a Dallas flip will you fund?
100% of the purchase price and 100% of the rehab budget, as long as the total loan is no more than 70% of the after-repair value.
What is the smallest loan you make?
Loans start at $150,000.
More from Dallas Private Money
Loans, calculators and guides for Dallas fix and flip investors.