What a lender looks at before saying yes.

Five things decide a fix and flip or bridge loan. Get them right and the answer is quick. This is how we read a deal at TAG Private Lending, and it is close to how any private lender in Utah reads one.

The short answer

A private lender is deciding one thing: if this plan goes wrong, does the property still cover the loan? Everything we ask for feeds that question. A clear answer to it, with numbers, gets a yes faster than any amount of experience.

The five things that decide it

1. The property and what it will be worth finished

The after repair value (ARV) is the single most important number: what the property sells for once the work is done. We check it against recent sales of similar, finished homes nearby. Bring two or three comparable sales if you have them. A plan that only works at the top of the comps is a weaker plan.

2. The purchase price against the finished value

Buying right is most of the profit. The common rule of thumb is purchase price plus rehab at or below 70% to 75% of ARV. We do not apply that mechanically, but a deal far above it needs a good explanation.

3. A rehab budget someone else has priced

A contractor bid, even a rough one, is worth more than a round number. Include a contingency of 10% to 15%. The budgets that get in trouble are the ones with no line for surprises.

4. Your own money in the deal

Most borrowers put in 15% to 20% of the project cost. Skin in the game is partly about risk and partly about judgement: an investor who has budgeted for their own share has usually budgeted for everything else too.

5. A clear exit and a realistic timeline

Sell or refinance, and by when. Permits, contractor availability and days on market all push timelines out. A 6 month plan on a project that will take 9 costs you extension fees; tell us the honest number and we will size the term to it.

What also helps

Photos of the property as it is today, inside and out.
The purchase contract, or the listing if you are not yet under contract.
Your experience: how many projects, and which ones. First time investors are welcome; the plan matters more than the count.
Who is on your team: contractor, agent, title company.
For a bridge loan: what you are buying, what you are selling or refinancing, and the dates.

What you do not need

Tax returns or pay stubs. We lend on the property and the plan, not your income.
A perfect credit score. We may look at credit for context; it is rarely what decides.
A finished business plan. The form asks for everything we need at first pass.
An application fee. There is none.

The things that get a no

A home you or a family member will live in. We make business purpose loans only.
Property outside Utah.
A second position, or a loan behind another lender.
Numbers that only work if everything goes right: no contingency, top of market ARV, a sale in 30 days.
No exit. If we cannot see how the loan is repaid, we cannot make it.

A checklist before you send

Address	Street and city
Purchase price	Contract price, or asking price if not yet under contract
Rehab budget	Total, with a contractor bid if you have one
After repair value	With two or three comparable sales
Your cash in	How much of your own money goes in
Exit	Sell or refinance, and the month you expect it
Timeline	Closing date, and how long the work will take

That is the whole first pass. Send it through the form and you will have an answer within 48 business hours.

Common questions

Do I need experience to get a fix and flip loan in Utah?

Not with us. First time investors with a realistic budget, a contractor bid and a clear exit get approved. Experience helps the terms; the plan decides the answer.

What is a good loan to value for a flip?

Most private lenders, including us, want the loan at or below 70% to 75% of the after repair value, with the borrower putting in 15% to 20% of the project cost.

How fast can a private lender close in Utah?

We answer within 48 business hours and fund within 7 days of approval. Most of that week is title work.

Will you check my credit?

We may look at it for context, but we lend on the property and the plan. A low score with a strong deal is usually still a yes.

General information, not legal, tax or financial advice. Every loan is subject to underwriting, and terms are provided in writing. Updated November 5, 2026.