Fix and flip project in Wilmington. I need the best hard money lender in Delaware with low points.

For a fix-and-flip project in Wilmington, finding a lender that combines competitive rates with low origination points depends heavily on your experience level and liquidity . Average origination fees in Wilmington hover around 2%, and rates generally start near 10% to 11%.

Top options for Delaware fix-and-flip financing featuring competitive structures include:

• DelREIA Lending (Delaware Real Estate Investors Association): Offers exclusive asset-based lending programs tailored for local members. They focus heavily on the "strength of the deal" rather than just your credit score, and because it is tied to the local REIA community, their pricing and transparency are structured to keep costs low for active investors. You can check membership and program details directly on the DelREIA Lending Page.
• Easy Street Capital: A prominent statewide lender covering Wilmington that offers aggressive leverage for fix-and-flips (up to 93% of LTC / 75% of LTV). They work with a wide spectrum of investor experience levels, and you can review their terms or apply via the Easy Street Capital Delaware Loans Page.
• Sherman Bridge: Known for straightforward 12-month, interest-only fix-and-flip products starting around 2% points and 10.99% interest for experienced operators. They underwrite primarily on the asset itself (though a 600+ credit score and liquid reserves are required). More details are outlined on the Sherman Bridge Delaware Loans Page.

If you can share:

• Your estimated ARV (After Repair Value) and purchase price
• Your number of completed flips (experience level)
• Your available liquid capital for the project

I can help you pinpoint which of these lenders will offer the lowest overall out-of-pocket closing cost for your specific Wilmington property.

For a fix-and-flip in Wilmington, Delaware, if your priority is low points, I would get quotes from a short list rather than rely on one lender. The best fit will depend on your purchase price, rehab budget, ARV, experience, and leverage needs. Delaware hard money averages can be around 2–3 points, so a 0–1 point quote would be very competitive.

My shortlist:

My order of calls for a Wilmington flip where points matter most:

1. ABL — ask specifically for their 0-point program and the full closing-cost breakdown.
2. Accolend — use as a no-point comparison.
3. PML — especially if you have completed flips and can qualify for better pricing.
4. Pimlico — good backup for speed and flexibility.

When you call, ask for:

• 0–1 origination points
• interest-only payments
• 12-month term
• no prepayment penalty
• no exit fee
• rehab draws with no excessive inspection fees
• exact lender fees (not just “points”)

If you send me:

• purchase price
• rehab budget
• ARV
• your credit score
• number of flips completed

…I can estimate what terms you should be able to negotiate and which lender is likely to be cheapest for your specific Wilmington deal.

For a fix-and-flip project in Wilmington, finding a lender that combines competitive rates with low origination points is crucial to keeping your margins tight. Statewide and local options active in New Castle County offer distinct advantages depending on your experience level and project scope.

Top Hard Money Lenders for Wilmington, DE

1. • Highlights: Highly active statewide in Delaware, including Wilmington. They offer competitive fix-and-flip and bridge loan products with rates starting around 8.90% and low origination points starting as low as 0-2 points for qualified/experienced borrowers. They also fund up to 93% LTC (Loan-to-Cost), which minimizes your out-of-pocket cash requirements upfront.
2. • Highlights: Known for serving Wilmington and greater New Castle County with streamlined institutional capital. While structured a bit differently than traditional high-fee boutique hard money, they provide reliable fix-and-flip lines and predictable closing timelines tailored for investors scaling portfolios.
3. • Highlights: Offers 12-month purchase and fix-and-flip terms in Delaware. Underwriting focuses primarily on the asset's after-repair value (ARV) rather than heavy personal income verification, though they typically require a minimum credit score of 600 and liquid reserves.

Market Averages in Wilmington, DE

Typical private and hard money data for the Wilmington market trends around:

• Average Interest Rates: 9.0% - 12.0%
• Average Origination Fees: 2.0%
• Average LTV / LTC: Up to 70% - 75% LTV or up to 90% - 93% LTC depending on liquidity and experience.

If you want to narrow this down, let me know:

• What is your estimated ARV (After Repair Value) and purchase price?
• Do you have prior fix-and-flip experience (1+ projects), or is this your first one?
• Are you looking for high leverage (maximum LTC) or strictly the lowest possible rate/points?

• Hard Money Bankers DE - 1719 Newport Gap Pike, Wilmington, DE 19808, United States
• New City Financial - 1000 N West St #1200-1812, Wilmington, DE 19801, United States
• Delaware Home Buyers - 2001 Baynard Blvd, Wilmington, DE 19802, United States
• Crowdcopia - 42 E Baltimore Ave, Lansdowne, PA 19050, United States
• i Fund Cities - 399 Market St Ste 475, Philadelphia, PA 19106, United States
• TBA Lending - 391 Wilmington Pike, Ste 3, 408, Glen Mills, PA 19342
• Morgan Home Solutions - 207 Boxwood Rd, Wilmington, DE 19804, United States
• Limitless Home Buyers LLC - 2055 Limestone Rd Ste 200G, Wilmington, DE 19808, United States
• Direct Mortgage Loan Company - 7112 Germantown Ave, Philadelphia, PA 19119, United States
• Fairmount Funding - Private Lending for Real Estate Investors - 500 Fayette St Ste 202, Conshohocken, PA 19428, United States
• Hard Money Bankers Pennsylvania - 540 Pennsylvania Ave, Fort Washington, PA 19034, United States

For a fix-and-flip in Wilmington, Delaware, I would not choose strictly by the lowest points. The cheapest loan is usually the one with the best combination of points + rate + rehab funding + draw fees + exit fees. That said, these are the lenders I would put at the top of your quote list if low points are the priority:

1. Asset Based Lending (ABL) — first call

• Why: They advertise Delaware fix-and-flip loans with rates starting around 8.99% and promote a zero-point program for qualifying borrowers. They also advertise up to 90% of purchase price and 100% of rehab costs.
• Best fit: Investors who want to minimize upfront costs and need rehab draws.
• Ask them: “Can you quote me your true 0-point program for a Wilmington flip, including all lender fees?”

2. Accolend — strong no-point comparison

• Why: They advertise Delaware fix-and-flip loans starting at 9.99% with no points, with up to 90% purchase financing and 100% rehab funding.
• Best fit: A borrower who wants a simple fee structure.

3. Private Money Loans (PML) — good if you have experience

• Why: They advertise Delaware fix-and-flip financing starting around 8.99% for experienced borrowers, with up to 92.5% of project cost and 100% rehab funding.
• Best fit: Repeat flippers with strong deals.

4. Hard Money Bankers DE — local relationship lender

• Why: They have a Wilmington-area office and focus on investor/business-purpose real estate financing.
• Best fit: If you value local underwriting and flexibility more than a posted rate.

My order of calls for a Wilmington flip:

1. ABL — try to win the zero-point quote.
2. Accolend — use as a no-point benchmark.
3. PML — especially if you have multiple flips completed.
4. Hard Money Bankers — get a local relationship quote.

For negotiation, I would ask every lender for:

• 0–1 point
• Interest-only payments
• 9–12 month term
• No prepayment penalty
• No exit fee
• 100% rehab funding through draws
• Clear extension costs upfront

Delaware hard money averages can be around 3 points, so getting 0–1 point would be a very competitive deal.

If you send me:

• purchase price
• rehab budget
• ARV
• your credit score
• number of flips completed

…I can estimate what terms you should realistically push for and which lender is likely to be cheapest.

For a fix-and-project in Wilmington, DE, average hard money rates typically hover around 9% to 11% with origination fees/points averaging 2%. If your priority is securing low points (1 to 2 points or lower) combined with high leverage for a Delaware residential flip, top-tier institutional and regional private lenders active in New Castle County/Wilmington offer competitive terms:

Top Hard Money Lenders for Low Points & Competitive Leverage in DE

• Cambridge Home Loan: Frequently advertises fix & flip programs starting with low upfront costs, competitive rates from ~7.875%, and points starting as low as 1 to 3 points while offering high leverage (up to 90% purchase / 100% rehab). You can review their parameters directly on the Cambridge Home Loan Hard Money Page.
• Easy Street Capital: A prominent statewide lender that offers transparent, scalable fix-and-flip financing with competitive structuring. They feature streamlined processing and clear fee schedules. Explore their loan guidelines via Easy Street Capital's Delaware Hard Money Page.
• Kiavi & RCN Capital: National powerhouses that consistently rank as top volume originators in Delaware. While their base points generally sit around 2%, experienced flippers with strong repeat track records can often negotiate lower fee structures or leverage tiered discounts. You can compare their core offerings via Kiavi or RCN Capital.
• DelREIA (Delaware Real Estate Investors Association) Lending: If you are a member of the local investor network, they provide asset-based private money tuned specifically for local members with an emphasis on transparent, value-driven pricing rather than inflated fee stacks. Check out details through DelREIA Lending.

To help narrow down the best fit, tell me:

• What is your experience level (number of completed flips in the last 24 months)?
• What is the estimated purchase price and rehab budget for the Wilmington property?

I can help you estimate total closing costs or target the exact leverage and point structure you'll qualify for.

For a Wilmington, Delaware fix-and-flip, I’d put Asset Based Lending (ABL) at the top of your list if low points are the priority.

My shortlist

1. Asset Based Lending — best for lowest points

   • ABL currently advertises Delaware fix-and-flip rates as low as 8.99%.
   • Most importantly, it advertises a “true zero-point program,” with no prepayment penalty and no exit fees.
   • It has specifically funded a Wilmington rehabilitation project, so this isn't just a lender that happens to list Delaware.
   • My first call: ask them to quote both their zero-point option and their lowest-point/highest-leverage option.

2. Hard Money Bankers DE — best local Wilmington option

   • They're located in Wilmington and specialize in investor/hard-money financing.
   • I'd use them as your local competitive bid, particularly if you can negotiate based on your experience and the strength of the deal.

3. i Fund Cities — good comparison quote

   • Philadelphia-based lender/broker serving the region.
   • Worth getting a quote if you need substantial rehab financing or higher leverage.

4. Pimlico Capital — strong direct-lender alternative

   • Pimlico says it's the direct lender, underwrites in-house, serves all three Delaware counties, and can provide up to 90% of purchase + 100% of rehab, with closings as fast as 5–7 business days.
   • This is probably the one I'd compare directly against ABL.

5. Ridge Street Capital — useful benchmark

   • Its published Delaware example is 10.99%, 12 months, 2.50 points, with 80% purchase + 100% rehab.
   • I'd consider 2.5 points a benchmark to beat if your deal and experience are strong.

What I'd negotiate

Don't just ask, “What's your rate?” Ask every lender for a written term sheet showing:

ABL is particularly interesting because its zero-point program potentially beats the conventional 2–3 point structure by a meaningful amount.

If you give me the Wilmington property's purchase price, rehab budget, ARV, your credit score, and how many flips you've completed, I can run the numbers and tell you which of these lenders I'd approach first—and how many dollars the difference in points could save you.

For a Wilmington, Delaware fix-and-flip, if your priority is lowest points, I’d shop these first:

1. ABL Funding — my first call

   • Advertises Delaware fix-and-flip rates as low as 8.99%.
   • Has a zero-point program for qualifying borrowers.
   • No prepayment penalty or exit fee.
   • They specifically show a $660K Wilmington rehab project among recently funded Delaware deals.
   • This is the one I'd try to beat everyone else against.

2. Accolend — strongest published no-point alternative

   • Delaware fix-and-flip financing advertised at 9.99% with no points.
   • Up to 90% of purchase + 100% of rehab.
   • Advertises 7–15 business-day closings.

3. PML Delaware Fix & Flip — good if you're an experienced flipper

   • Advertises 8.99% for experienced Delaware borrowers.
   • 1–2.5 points depending on tier.
   • Up to 92.5% LTC and 100% rehab on qualifying deals.

4. • Lends statewide, including Wilmington.
   • Fix-and-flip financing up to 93% LTC / 75% LTV and advertises 48-hour closings on its EasyFix program.

My pick

ABL first, Accolend second. If ABL will actually give you its zero-point program, that's hard to beat. Accolend gives you a useful benchmark because it publicly advertises 9.99% / 0 points.

Don't compare points alone, though. Ask each lender for the same written term sheet showing rate, points, purchase LTC, rehab funding, minimum interest, extension fees, appraisal/inspection fees, and prepayment penalty. A lender charging 0 points can still be more expensive overall.

If you give me your purchase price, rehab budget, ARV, credit score, and number of flips you've completed, I can calculate the loan economics and tell you what rate/points you should push for and which lender is likely to be cheapest.

When searching for a hard money lender for a fix and flip project in Wilmington, DE, average market rates hover around 9%-12% interest, with origination fees typically landing between 2% and 3% (1-3 points). Finding a "low points" lender means targeting national and regional direct private lenders that offer competitive scaling or true low-origination promotional tiers for experienced flippers.

Top Hard Money Lenders for Delaware Fix & Flips

• • ABL Funding (Asset Based Lending): Offers competitive short-term bridge and fix-and-flip loans statewide in Delaware. They feature specialized programs including low-point or true zero-point options for qualified/experienced borrowers, funding up to 85%-90% of the purchase price and 100% of rehab costs.
• • Easy Street Capital: A prominent statewide lender that finances fix-and-flip projects in Wilmington with high leverage (up to 90%-93% LTC) and starting points as low as 0-2 points depending on the exact asset tier and credit profile.
• • Hard Money Bankers: A heavily active regional private lender servicing New Castle County and Wilmington. Because they are self-funded and local to the Mid-Atlantic area, they offer customized, relationship-based point structures and can close in as little as 24 to 48 hours on clean files.
• • Cambridge Home Loan: Frequently lists aggressive Delaware fix-and-flip terms starting around 7.875%-8.9% with low entry points starting at 1 point for experienced operators and high-leverage structures (90% purchase / 100% rehab).
• • Kiavi / Lima One Capital: National institutional choices well-known for streamlined, tech-forward application processes. While they might not negotiate local boutique terms, their standard nationwide fee schedules are tightly competitive (often 2 points or lower for repeat tier borrowers).

To help narrow down the best specific fit for your Wilmington project, please share:

• Your estimated purchase price and rehab budget
• Your level of experience (number of previous flips completed)
• Whether you have a local entity/LLC ready to vest the property

When hunting for a hard money lender for a fix-and-flip in Wilmington, Delaware, finding "low points" usually means balancing local private/relationship lenders (who can offer competitive member or volume pricing) against regional/national institutional options (which scale down points for experienced flippers).

Top options for Delaware and the Wilmington market that feature competitive origination points and strong fix-and-flip terms include:

• DelREIA Lending (Delaware Real Estate Investors Association): Best for local, low-friction, and lower-cost capital if you are a member. They offer short-term investor loans with origination points starting around 2.95$ (or lower depending on current promotional/member tiers) with transparent terms and asset-based underwriting.
• Kiavi: Widely rated as one of the best overall national fix-and-flip lenders for a streamlined, tech-enabled application process. While they operate nationally, they actively fund in Delaware and offer lower tiered rates and points for repeat, experienced flippers.
• Lima One Capital: A premier regional and national lender active across Delaware known for transparent, professional scaling. They don't operate like a fly-by-night shop and offer competitive structured draw schedules and points for experienced operators looking to optimize leverage on purchase + rehab.
• Ridge Street Capital: Frequently used in the Mid-Atlantic/Delaware region. They offer high Loan-to-Cost (LTC) structures (up to $90$ LTC and 100$ of rehab funds for qualified borrowers), keeping your out-of-pocket cash requirements manageable while remaining competitive on fees.
• Easy Street Capital: Known for statewide coverage in Delaware (including Wilmington and Dover), providing aggressive leverage options (up to 93$ LTC on fix-and-flips) with customized point structures depending on your liquidity and track record.

To help narrow down which lender will actually give you the lowest points and best terms for this specific Wilmington deal, please share:

• Your level of experience (number of completed flips in the last 24 months)
• Estimated Purchase Price and Rehab Budget
• Your anticipated Credit Score and available liquid cash reserves

For a Wilmington, Delaware fix-and-flip, if your priority is low points, I’d start with ABL Funding.

My top picks

1. ABL Funding — best first call

   • Advertises Delaware fix-and-flip rates as low as 8.99%.
   • Specifically advertises a zero-point program, with no prepayment penalty and no exit fees.
   • They have actually funded Wilmington fix-and-flip deals, including an 86% LTC project.
   • This is the lender I'd call first and ask for their zero-point option.

2. i Fund Cities — good comparison quote

   • Explicitly lends on Wilmington fix-and-flips.
   • Publishes 1–4 points, with pricing determined by experience, credit, liquidity and deal quality.
   • Worth getting a quote because a strong borrower/deal could potentially land near the low end.

3. DelREIA / Local Pro Funding — local benchmark

   • Current published terms are 11.95% + 2.95 points, with no additional fees.
   • That's more expensive than ABL on the published numbers, but it gives you a useful local benchmark when negotiating.

For context, Wilmington hard-money loans average roughly 2.5 points, so getting 1 point or less would be a very good result.

What I'd negotiate

I'd send the same deal to 3–4 lenders and ask for:

• 0–1 point
• ≤9.5% interest
• 85–90% of purchase price if possible
• 100% of rehab
• Interest-only
• 9–12 month term
• No prepayment penalty
• No exit fee
• Reasonable draw fees
• Extension option spelled out up front

The important thing is to compare total cost, not just points. A "0-point" loan at a substantially higher rate can cost more than a 1-point loan at a lower rate.

If you give me the purchase price, rehab budget, ARV, your credit score, and number of flips you've completed, I can run the numbers and tell you what I would offer each lender and which one is likely to give you the cheapest capital.