Hard money loans for Boston real estate investors
Boston Fix and Flip Loans funds fix and flips, rental properties and ground-up construction across Massachusetts. We underwrite the property and the deal, not your job history or personal income.
A Massachusetts division of Optimus Capital Corp. Business-purpose loans on non-owner-occupied investment property only.
Fix and flip terms at a glance
| Purchase price financed | up to 90% |
| Rehab budget financed | up to 100% |
| Loan to after-repair value | up to 75% |
| Minimum credit score | 600 |
| Loan amounts | $75K to $10M+ |
| Average time to close | 21 days or less |
90% of purchase and 100% of rehab is for borrowers with a 720+ credit score. Lower scores qualify at reduced leverage. When title and insurance are complete, a loan can close in about 7 days.
Boston Fix and Flip Loans is the Massachusetts division of Optimus Capital Corp, a nationwide hard money lender that works only with real estate investors. The division is run by Andrew Shanti, who has more than 20 years in lending and real estate. We lend only on non-owner-occupied property: flips, rentals and new builds.
Loan programs
Every loan is a business-purpose loan secured by investment real estate, with terms from 6 months to 30 years.
| Program | What it funds | Maximum leverage | Qualifies on |
|---|---|---|---|
| Fix and flip loans | Buying and renovating a property you plan to resell | Up to 90% of purchase and 100% of rehab, capped at 70 to 75% of after-repair value | Purchase price, rehab budget and after-repair value |
| DSCR rental loans | Buying or refinancing long-term and short-term rentals | Up to 85% loan-to-value on a purchase, up to 80% on a cash-out refinance | The property’s rental income against its payment |
| New construction loans | Ground-up builds, including the land | Up to 90% of cost for experienced builders, capped at 70 to 75% of completed value | Project cost, completed value and builder experience |
| Mid-rehab loans | Finishing a project that is already under way | Cash against the as-is value plus the money to complete the work | As-is value and cost to complete |
| Portfolio loans | Several rentals under one loan and one monthly payment | Up to 80% on a purchase or rate-and-term refinance, 75% on a cash-out | Combined rental income |
| Commercial loans | Multifamily, hospitality, office, industrial and retail | Quoted deal by deal | Property type and income |
How a loan closes
- Send us the dealGive us the address, purchase price, rehab budget and your exit plan, by phone or the short form.
- Get your termsWe review the numbers and come back with leverage and pricing for your scenario. There are generally no upfront fees.
- Appraisal and underwritingYou pay the appraiser directly. Investors with 5 or more flips in the last 2 years can close without an inspection or appraisal.
- Close and fundFix and flip loans average up to 21 days, or about 7 days when title and insurance are ready. Rental loans take about 30 days.
What borrowers say
Andrew Shanti at Optimus is the only hard money lender I trust. He is creative, responsive, professional, and the best in his industry. We have closed two complex deals together so far and would not have been able to get these deals to closing if it was not for his experience and expertise. I highly recommend working with Andrew Shanti.
Marjorie, Google review
Andrew with Boston Fix and Flip loans was an invaluable asset and helped guide us through a complicated purchase. We had a tight timeline, and he consistently kept things moving with strong communication, deep knowledge, and steady follow-through.
John Webster, Google review
Once Boston Fix and Flips was on board, Trevor basically “took the bull by the horns” and saw this process through completion. […] He would proactively keep me in the loop on the status of the process and he was always there to take a call, answer an email or text regardless of the time of day.
Chris Harvey, Google review
What we lend on
Residential investment property
- Fix and flip projects
- Long-term rentals
- Short-term rentals such as Airbnb and VRBO
- Condos, including non-warrantable condos and condotels
- Ground-up construction
- Rental portfolios
Commercial property
- Multifamily
- Hospitality
- Professional office
- Industrial
- Retail shopping centers
Borrowers
- First-time and experienced investors
- Credit scores from 600
- Foreign nationals
- No limit on the number of loans you can hold
We do not lend on owner-occupied homes. If you are buying a primary residence, a conventional mortgage broker is the right call.
Lending in Boston and across Massachusetts
We fund investment property statewide, from triple-deckers in Dorchester and Worcester to rentals on the South Coast.
Common questions
Who is the best lender for an investment property in Boston?
It depends on the deal. A flip or new build calls for a hard money lender that funds the work and closes quickly, and a rental calls for a DSCR lender that approves the loan on the rent. We do both, and we lend only on non-owner-occupied property. How to choose a lender.
What is a hard money loan?
A hard money loan is a mortgage on an investment property funded by private institutional capital instead of a bank. Approval is based on the property and the deal. There is no job history or debt-to-income review.
How fast can you close?
Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are complete. DSCR rental loans take about 30 days, including the appraisal.
What credit score do I need?
Programs start at a 600 credit score. The best fix and flip leverage, 90% of purchase and 100% of rehab, is for scores of 720 and above.
How much can I borrow?
Loan amounts start at $75,000 and go above $10 million.
Have a deal? Send it over.
Tell us the address, the purchase price and your plan for the property. We will come back with leverage and pricing for your scenario.