Fix-and-flipping can be incredibly profitable, but only if you move fast and manage every detail efficiently. The longer a project drags on, the higher your carrying costs, the bigger your risk, and the slimmer your profit margins. That’s why many experienced flippers use hard money loans—they provide quick funding so investors can buy, renovate, and sell properties in record time.

If you want to flip houses the smart way, follow this 90-day fix-and-flip plan that helps you maximize profit, minimize risk, and get the job done fast.

Days 1-10: Find & Fund the Right Property

Step 1: Identify a Profitable Property

Not every house is worth flipping. You need a property that has strong resale potential, a realistic renovation timeline, and a price that leaves room for profit.

✔ Look for properties priced below market value—distressed homes, foreclosures, and estate sales often offer great deals.

✔ Check the After-Repair Value (ARV)—research recent sales in the area to estimate what the home will sell for once it’s fixed up.

✔ Avoid major structural issues—cosmetic fixes are fine, but foundation problems or extensive repairs can kill your timeline.

Step 2: Secure Hard Money Financing

A traditional loan can take 30-60 days to close—not an option when you’re in a competitive market. A hard money loan lets you fund the deal in days, not weeks, so you can start work ASAP.

✔ Find a reputable hard money lender with experience in fix-and-flip deals.

✔ Have your paperwork ready—lenders move fast, but they’ll want property details, a renovation budget, and an exit strategy. ✔ Negotiate terms that work for your timeline—since you’re flipping fast, a shorter loan term with lower upfront costs may be ideal.

🔹 Example: You find a distressed home listed at $250,000 in a neighborhood where renovated homes sell for $400,000. A hard money loan funds 80% of the purchase price and 100% of the renovation costs, allowing you to move quickly.

Days 11-40: Renovate Without Delays

Step 3: Build a Reliable Contractor Team

A great contractor can make or break your flip. If they move too slow, you lose money every day the property isn’t on the market.

✔ Work with contractors who have experience with fix-and-flips—they understand speed is key.

✔ Get multiple bids to ensure you’re getting a fair price.

✔ Set clear deadlines—create a detailed timeline and hold your crew accountable.

Step 4: Focus on High-ROI Upgrades

Don’t over-improve. Your goal is to make the house desirable without blowing your budget. Stick to improvements that increase resale value.

✔ Curb appeal matters—new paint, landscaping, and updated doors/windows create a great first impression.

✔ Kitchens and bathrooms sell houses—modernize with new countertops, cabinets, and fixtures.

✔ Keep it neutral—simple, stylish designs appeal to the widest pool of buyers.

🔹 Example: Instead of gutting the kitchen, you refinish cabinets, install new hardware, and add modern lighting—boosting the home’s value without overspending.

Days 41-60: Market & List the Property

Step 5: Prep the Home for Sale

Before listing, make sure the home looks move-in ready. Small details can make a huge difference in how quickly it sells.

✔ Professional staging helps buyers see the potential—empty homes feel cold and lifeless.

✔ Deep clean everything—buyers notice smudges, dust, and weird smells.

✔ Professional photography is a must—great photos attract more online interest.

Step 6: Set the Right Price

Overpricing leads to sitting on the market too long. Price competitively from the start to attract strong offers.

✔ Look at recent comparable sales (comps) to set a realistic price.

✔ Consider listing just below market value to generate multiple offers and spark bidding wars.

✔ Be ready to negotiate—but don’t hold out too long. The goal is to sell quickly.

🔹 Example: A house listed at $399,000 in a hot neighborhood gets multiple offers within days, while overpriced homes sit unsold for weeks.

Days 61-90: Close the Sale & Pay Off the Loan

Step 7: Work with a Strong Real Estate Agent

A top-tier agent knows how to get buyers in the door and close fast. This isn’t the time to work with your cousin’s best friend—hire someone who specializes in high-volume sales.

✔ List on MLS immediately—this gets maximum exposure.

✔ Use aggressive marketing—social media, open houses, and paid ads can speed up the process.

✔ Be prepared for buyer inspections and negotiations—quickly address concerns to keep the deal on track.

Step 8: Close the Deal & Pay Off Your Loan

Once you have an accepted offer, move quickly to close. Every day you hold the property past 90 days eats into your profits.

✔ Work with a reliable title company to speed up closing.

✔ Ensure all necessary repairs are completed.

✔ Pay off the hard money loan immediately to avoid unnecessary interest charges.

🔹 Example: Your fix-and-flip closes on Day 87, netting a $65,000 profit after loan payoffs, repair costs, and commissions.

Why Hard Money Makes This Possible

A traditional mortgage would never allow you to buy, renovate, and sell within 90 days. Hard money loans give you the speed and flexibility to flip efficiently.

✔ Fast funding = no missed opportunities

✔ Short loan terms mean lower carrying costs

✔ Easier approvals help investors move quickly

At Lending Bee, we specialize in fix-and-flip hard money loans that help investors maximize their profits and scale their businesses faster.

Looking for funding on your next flip? Contact Lending Bee today and get funded fast!