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How does getting 100% financing for your real estate fix and flip sound?

There is a way to leverage credit which will equate being successful in the world of real estate. First rule of success is it takes money to make money. However, it can be someone else’s money. In fact, the key is it should not take your money. It takes you having access to the money and understanding strategy. OPM stands for Other People’s Money. It is what you should use to become a successful real estate investor. The second rule of success is—credit is the gateway to wealth and investment strategies are the key to that gate.

When it comes to hard money lenders it is simple to find a lender that will lend up to 75% of the purchase price and 100% of the rehab amount. What makes that difficult is when the borrower doesn’t have that 25% or so to put on a down payment. This is what deters people from investing in fix and flips. There is something called gap funding. Gap funding is the amount needed to fund the operations or future development of a business or project that is not provided by cash. In this case, the project would be the down payment that is not being financed through the loan for the property.


Gap funding can be covered by investments from venture capital, through angel investors and through loans. Basically, gap funding is a way to use other people’s money and make it work for your particular situation. If your project looks profitable it is highly likely that a gap investor will work with you on your project.

There are three main structures to gap financing. The first is annualized interest and it works like any typical loan you may receive. There are interest rates and there are monthly payments. This “loan” can be structured in such a way this the interest accrues and it is paid when the loan is paid off.

Flat return is the second structure. This is a flat percentage return on the investment. This is very simple. For example, if you had gap funding of $10,000 and a 20% flat return you would pay back $12,000.

The third structure of gap financing is participation. This is when the investor of the gap financing participates in the project as a partner. You would determine the percentage of the investor’s participation and they would receive that amount. If you chose to include the investor with 50% participation at the end they would receive 50% of the profit.

Gap funding is a brilliant way to use OTP.

By using gap funding you can buy properties regardless of the financing you receive from your lender. Using gap funding you will simultaneously have two loans out on one property. However, this is a simple way to gain financing when you need to come up with your own money for a down payment. Gap funding can help you create 100% financing of your fix and flip.

Dennis Dahlber Broker Ri CEO Level 4 Funding LLC
Dennis Dahlberg


Level 4 Funding LLC 
Hard Money Lender

Hard Money Loans

Hard Money Loan

Arizona Tel:  (623) 582-4444

Texas Tel:      (512) 516-1177

Dennis Dahlberg Broker/RI/CEO

NMLS 1057378 | AZMB 0923961 | MLO 1057378

22601 N 19th Ave Suite 112 | Phoenix | AZ | 85027

111 Congress Ave | Austin | Texas | 78701  

About the Author:  Dennis has been working in the real estate industry in some capacity for the last 40 years. He purchased his first property when he was just 18 years old. He quickly learned about the amazing investment opportunities provided by trust deed investing and hard money loans. His desire to help others make money in real estate investing led him to specialize in alternative funding for real estate investors who may have trouble getting a traditional bank loan. Dennis is passionate about alternative funding sources and sharing his knowledge with others to help make their dreams come true. Dennis has been married to his wonderful wife for 43 years. They have 2 beautiful daughters 5 amazing grandchildren. Dennis has been an Arizona resident for the past 40 years.

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