Connecting Fix-and-Flip Contractors with Hard Money Lenders

Fix-and-Flip Contractors in Miami, FL

Connecting fix-and-flip contractors with participating hard money lenders in Miami, FL. Loan programs available through our lending partners.

Fix-and-flip contracting in Miami-Dade County is a specialized business. The market is not homogeneous — a Hialeah infill rehab selling to a Cuban-American first-time buyer at $420,000 requires a completely different renovation approach than a Coral Gables Mediterranean Revival restoration selling to a finance-industry transplant from New York at $2.2 million. The ARV calculus, the buyer expectations, the permit requirements, and the finish standards vary dramatically across the county's 35 distinct municipalities.

At Hard Money Loans of Miami, we provide fix-and-flip financing for contractors who understand these differences and can execute accordingly. Our programs are built for contractors who move fast, who use Florida LLC structures, who may be Venezuelan, Cuban-American, or Colombian investors running active renovation businesses, and who need a lender that can commit capital as quickly as the next distressed property comes to market.

We fund acquisition plus renovation in a single close, release construction draws within 48 hours of verified milestone completion, and do not require W-2 income documentation from contractors whose businesses generate real cash flow that doesn't match a domestic employer's payroll form.

Hialeah and West Miami-Dade infill flip financing is the highest-volume contractor segment in our portfolio. Distressed SFRs, estate sales, and absentee-owner properties on 6,000-8,500 square foot lots throughout Hialeah's residential grid trade at prices that support profitable renovation and resale to the county's dense Cuban-American and Venezuelan first-time homebuyer market. We fund these acquisitions plus renovation scopes in a single close. Typical scopes: $60,000-$120,000 in renovation on properties acquired for $280,000-$380,000 with ARVs at $420,000-$550,000. We commit in 24-48 hours, close in 7-10 days.

Doral and Kendall SFR flip financing serves the Colombian, Venezuelan, and professional buyer market. Properties in Doral and West Kendall acquired for $380,000-$520,000 with renovation scopes of $80,000-$150,000 achieve ARVs of $550,000-$750,000 when renovated to the finish standards this buyer base expects. We fund these deals for contractors who understand Doral's buyer profile — impact windows, European kitchen finishes, contemporary bathrooms, and professional landscaping are non-negotiable for buyers in this price range.

Coral Gables Mediterranean Revival restoration financing is the premium contractor segment in our portfolio. Estates acquired for $1.2-$2.5 million with renovation scopes of $300,000-$700,000 achieve ARVs of $2.0-$4.5 million when restored to City Beautiful standards. These projects require CRB permit approval for exterior modifications, specialized historic preservation contractor networks, and loan terms of 12-18 months that reflect the Coral Gables permitting environment. We structure these loans specifically for this environment — not with 9-month terms that put contractors in an extension situation before the permit is even issued.

Allapattah and Little River flip financing serves the emerging creative-economy buyer market. Properties in these transitional neighborhoods are being acquired at lower prices, renovated to the modern aesthetic that Wynwood has established as the neighborhood standard, and sold to artists, restaurateurs, and creative-industry professionals who want a workshop/residence configuration. We fund these deals for contractors who understand the emerging buyer profile in these corridors.

Miami-Dade fix-and-flip contractors face specific execution challenges that contractors in other markets don't deal with at the same intensity.

Impact window compliance is a significant budget risk. Miami-Dade Building Code permits that exceed threshold renovation values trigger full-building impact window and door compliance requirements. Contractors who don't identify this risk before acquiring a property can face $20,000-$60,000 in unbudgeted compliance costs mid-project. We ask about permit scope at underwriting and include compliance costs in the renovation budget analysis.

Coral Gables CRB review adds 60-90 days to the permitting timeline for exterior modifications. Contractors who structure Coral Gables flip loans with 9-month terms are setting up for extension fees before the renovation even begins. We build realistic Coral Gables permit timelines into loan terms upfront.

Contractor market tightness in post-hurricane periods can delay project timelines and increase labor costs in ways that are difficult to predict at acquisition. Budget contingencies of 10-15% are minimum requirements for our fix-and-flip loan commitments in Miami-Dade.

Hard Money Loans of Miami evaluates fix-and-flip contractor applications based on the purchase contract, the detailed renovation scope and budget, the ARV supported by submarket-specific comparable sales, and the exit strategy. We do not require W-2 income documentation. Cuban-American, Venezuelan, and Colombian contractors operating through Florida LLCs are our core fix-and-flip borrower base — not an exception category.

Construction draws release within 48 hours of verified milestone inspection. Our inspectors are experienced with Miami-Dade residential renovation requirements, permit sequencing, and finish quality standards across the county's diverse neighborhoods.

Repeat contractors with completed project track records in Miami-Dade receive streamlined processing. We review the portfolio of completed projects, evaluate the current pipeline, and build long-term relationships with contractors who demonstrate consistent execution.

Hard Money Loans of Miami finances fix-and-flip contractors across Miami-Dade County: Hialeah and West Miami-Dade infill for the working-class SFR flip market; Doral, Kendall, and Westchester for the Latin American middle-class buyer segment; Coral Gables and South Miami for historic and high-end restoration; Allapattah and Little River for the emerging creative-economy buyer; and the suburban corridors from Cutler Bay to Palmetto Bay and Pinecrest.

Frequently Asked Questions

Do you fund fix-and-flip loans for Cuban-American or Venezuelan contractors with ITIN numbers?

Yes. Cuban-American and Venezuelan fix-and-flip contractors operating through Florida LLCs with ITIN numbers are our core borrower profile in Miami-Dade. Our underwriting evaluates the deal — the property, the renovation scope, the ARV, and the exit strategy. Domestic W-2 income documentation is not required. An ITIN, a Florida LLC, a credible renovation plan, and a track record of completed Miami-Dade flips are the foundation of the loan approval.

How do you handle Coral Gables fix-and-flip loans given the CRB permitting timeline?

We build Coral Gables-specific permit timelines into the loan term at origination. A Coral Gables Mediterranean Revival flip that requires CRB exterior modification approval will have a 12-18 month loan term, not a 9-month term that puts the contractor into extension fees before the permit is even issued. We also review the renovation scope against CRB standards before committing — exterior modifications that are unlikely to receive CRB approval create mid-project risk that we identify before funding.

What happens if a Miami-Dade fix-and-flip project triggers impact window compliance requirements?

Miami-Dade Building Code has permit scope thresholds that can trigger full-building impact window and door compliance requirements. If your kitchen renovation permit exceeds the threshold, you may be required to install impact windows throughout the building before a certificate of occupancy is issued. We ask specifically about the permit scope and potential compliance triggers during underwriting, and we require that the renovation budget include the full estimated cost of any required impact window compliance. This prevents mid-project funding shortfalls that stall projects and trigger distressed extension situations.

How quickly do you release construction draws for active Miami-Dade flip projects?

Within 48 hours of verified milestone inspection. You submit a draw request, we schedule an inspector — typically within 24 hours of the request — and release funds upon verified completion. We do not slow-walk the draw process. Miami-Dade contractors who maintain schedule and quality get paid promptly. This is a business partnership, and your project's timely completion serves both of us.

What contingency reserve do you require in Miami-Dade fix-and-flip renovation budgets?

We require a minimum 10-15% contingency reserve in Miami-Dade renovation budgets. Miami-Dade's construction market — contractor availability, materials costs, permit timelines, and the impact compliance risk described above — generates more budget variability than inland markets. Contractors who present renovation budgets with no contingency are presenting unrealistic budgets, and we flag this during underwriting rather than funding a project that is structurally likely to run short.