A fix and flip loan in Los Angeles is one loan for two jobs: the purchase as the property stands, and the work, underwritten against what the finished house is worth rather than what you paid. NexWin Capital Corp. arranges acquisition plus rehab capital up to 80% of ARV with rehab funded up to 100% on 6 to 18 month terms. In the City of Los Angeles the resale carries paperwork and a transfer tax of its own, so the exit belongs in the budget from the first week.
NexWin Capital Corp. is a licensed broker rather than a lender: it places your deal with the Los Angeles fix & flip loan lenders whose terms fit the property, the plan and the exit.
Acquisition + rehab capital sized around ARV and exit strategy. These are typical ranges rather than an offer, and every deal is priced to the scenario.
Full terms, the honest comparison against conventional options, and the official sources are on the fix & flip loan page. It sits inside the residential transition loan category.
Applying here means submitting a scenario that gets placed with the lending partners whose terms fit it — not an application to NexWin Capital Corp. for its own money. There is no upfront borrower application fee, and nothing is committed until a lender issues a term sheet you accept.
Submit the flip scenario, property, purchase, rehab budget, ARV, exit plan, track record.
Upload the rehab scope and supporting comps. The sharper the scope, the tighter the pricing.
NexWin Capital Corp. routes the deal to lenders whose flip programs fit your experience level and market.
Receive a term sheet. Order the ARV appraisal. Underwriting moves in parallel.
The full fix & flip process covers what happens after a term sheet — appraisal, title and close — and the documents a complete file needs.
The capital is the same wherever the property sits. What changes is who reviews the plans, how long that takes, and where the paperwork records. That is usually what decides whether a short term is comfortable or tight.
The Department of Building and Safety issues Express Permits where the work needs no plan review at all, and its bulletin's residential list reads like a flip scope: a kitchen or bathroom remodel with no structural change, replacing drywall in a single-family home or duplex, a re-roof, re-stucco, swapping windows and doors for the same size and type, plumbing fixtures, water heaters, and residential electrical up to 400 amps. Those issue online through PermitLA. Read your own scope against the current bulletin rather than assuming it qualifies.
Move a wall, add floor area or convert to an ADU and the job leaves the express list for plan check on ePlanLA. That fork is the whole schedule question on a flip: the scope of work decides the path, the path decides the calendar, and the calendar is what the term has to cover. Los Angeles also publishes a paid expedited plan-check option, which is worth pricing before you need it rather than after.
Municipal Code section 96.300 requires the seller of residential property inside the City of Los Angeles to apply for a Report of Residential Property Records and Pending Special Assessment Liens — the 9A — and to deliver it to the buyer before the sale agreement or before escrow closes. The same department page lists the point-of-sale items: water-conservation fixtures, a seismic gas shut-off valve on any building with fuel gas piping, smoke detectors, and a release mechanism on security bars over an emergency-escape window. On the rehab schedule those are a morning's work. In closing week they are the closing date.
A sale inside the City of Los Angeles pays the base real property transfer tax of 0.45%, which the Office of Finance states as $2.25 per $500 of value, and above the Measure ULA thresholds a further 4% or 5.5% is assessed on the transaction. Those thresholds re-set every July 1 on a chained consumer price index, so the current pair is the Office of Finance's to publish — its Measure ULA FAQ page — rather than ours to quote. Los Angeles County collects its own $0.55 per $500 on top, and Santa Monica and Culver City set city rates of their own.
The Los Angeles County Registrar-Recorder/County Clerk in Norwalk records the grant deed and the deed of trust at the purchase and the deed again at the resale, and it is the recorder that collects the city transfer tax on the city's behalf, at the moment of recording. The county states plainly that the tax calculation belongs to whoever prepared the document rather than to the recorder, so it is worth checking before the closing statement is final.
Jurisdiction details are published by the authorities named above and can change. Confirm the current process with the relevant department before you build a schedule on it.
Rehab is funded up to 100% through the lenders NexWin Capital Corp. places, and it releases in draws as each stage is completed and inspected. Acquisition plus rehab is sized up to 80% of the after-repair value, with loan sizes typically from $100K to $3M. Lenders release draws against their own inspection of the completed stage; in Los Angeles a Building and Safety correction notice on the permit can stall the stage that inspection is waiting on, so map the draw schedule against the permit inspections your path requires before you close, rather than after the first correction notice.
Usually yes, but often an Express Permit rather than a plan check. The Department of Building and Safety's express list covers a kitchen or bathroom remodel with no structural change, drywall replacement, a re-roof, re-stucco, same-size window and door swaps, plumbing fixtures and water heaters, and those issue online through PermitLA. Move a wall, add floor area or build an ADU and the job goes to plan check on ePlanLA instead. Confirm your own scope against the current bulletin before you build a schedule on it, because the list is the department's to change.
The 9A report and the point-of-sale items. Municipal Code section 96.300 makes the seller apply for the Report of Residential Property Records and deliver it to the buyer before the sale agreement or before escrow closes, and the same department page lists water-conservation fixtures, a seismic gas shut-off valve, smoke detectors and quick-release security bars. That is the City of Los Angeles only: an address in Culver City, Santa Monica or Pasadena answers to a different building department. Price the retrofits into the scope of work and they are cheap. Discover them in escrow and they are not.
Send the scenario and a broker reads it — typically in 1-3+ business days. No obligation, and no credit pull to get a read on fit.