Kiavi Review for Short-Term Renovation Financing

The research in brief

Kiavi is a good fit for an active U.S. flipper who needs combined acquisition and rehab financing on a distressed residential property, especially when speed, asset-based underwriting, and high leverage matter more than the lowest possible rate. Four of the seven platforms in this study named Kiavi during the ranking stage, and it finished first overall with an average listed rank of 1.25. Its strongest advantage is a purpose-built bridge/fix-and-flip product that finances purchase plus rehab, advertises up to 100% loan-to-cost and 80% of after-repair value, and closes in as few as 7–10 business days. The main limitation is pricing and term transparency: advertised rates, leverage, fees, and draw mechanics conflict across Kiavi's own pages, and an uncommon 1.15%–2% incentive fee raises the all-in cost.

Research Snapshot

Why Kiavi Qualified for This Study

Questions explored

• Why did Kiavi qualify for this fix and flip renovation purchase financing study?
• How many AI platforms named Kiavi for fix and flip renovation purchase financing?

Kiavi qualified because it was named by four of the seven platforms during ranking discovery and placed first overall, with an average listed rank of 1.25 and a best rank of 1. It is a dedicated non-bank lender for residential investment property rather than a general consumer mortgage source, and every platform that evaluated it treated its bridge/fix-and-flip product as directly relevant to combined acquisition and rehab financing ^[13].

The company also carries scale that supports its inclusion: independent reviews describe Kiavi as the #1 U.S. fix-and-flip lender by volume, with $5.5 billion closed in 2024 and $7.8 billion in 2025 ^[30]. One platform, Kimi, could not verify Kiavi's product terms from its search corpus and rated fit "uncertain," which is disclosed rather than averaged away ^[4].

This review sits inside a broader comparison of fix and flip renovation purchase financing options, and Kiavi is one of the lenders evaluated there.

The Product Most Relevant to Fix and Flip Renovation Purchase Financing

Questions explored

• Which Kiavi loan product is best for a fix and flip renovation purchase?
• Does Kiavi's bridge loan cover both the purchase price and the rehab budget?

The relevant product is Kiavi's bridge/fix-and-flip loan, which the company markets as covering both the property purchase and eligible renovation costs in a single facility ^[17]. Kiavi states it finances 100% of rehab costs on these loans, with loan amounts commonly cited from $100,000 to $1,000,000 and jumbo options up to $5 million ^[17].

Terms are advertised at 12, 18, or 24 months with interest-only options, and Kiavi states interest is charged as drawn on all loans in one 2026 publication ^[8]. The product is restricted to non-owner-occupied investment properties, generally single-family residences, 2–4 units, condos, PUDs, and manufactured homes ^[14].

Platforms used several names for the same underlying program — "Bridge Loan for fix-and-flip projects," "Fix and Flip Loan," and "Fix-and-Flip / Bridge (Rehab) Loan" — and one ranking note flagged a duplicate-entity guard, so buyers should treat these as one product rather than separate offers ^[35].

What the AI Platforms Agreed About

Questions explored

• What do AI platforms agree Kiavi does well for fix and flip renovation purchase financing?
• Is Kiavi considered a strong fix and flip lender for ARV-based lending and fast closings?

The strongest area of agreement is that Kiavi's product design matches the use case. Platforms consistently described ARV-based underwriting, combined purchase-plus-rehab financing, short interest-only terms, and fast advertised closings ^[17].

Agreement was strong, though not unanimous, on four points:

• ARV-based lending. Kiavi advertises leverage up to 80% of after-repair value and describes property-focused underwriting rather than income-based qualification ^[17].
• Rehab coverage. Kiavi states it finances 100% of rehab costs, released in draws as work is completed ^[17].
• Speed. Kiavi advertises closings in as few as 7 business days on its bridge page and as fast as 10 business days in a 2026 publication; VIP/Enterprise tiers are described as closing in as little as 5 days ^[17].
• Low documentation friction. Kiavi advertises no application fee, no income verification, and no third-party appraisal on bridge loans ^[17].

Five platforms rated Kiavi "good" and two rated it "strong," while Kimi rated it "uncertain" because it could not retrieve Kiavi product terms. Platform agreement here reflects how consistently Kiavi appeared in responses, not independently verified product quality.

Where the AI Platforms Disagreed or Were Uncertain

Questions explored

• Where do AI platforms disagree about Kiavi's rates, leverage, and closing times?
• Is Kiavi's rehab draw process clearly documented for fix and flip borrowers?

Platforms disagreed or flagged uncertainty on several material points, and Kiavi's own pages conflict with each other.

Rates. Kiavi advertises rates as low as 7.75% on several 2026 pages and 8.25% on its primary bridge-loan page ^[8]. One independent source describes a range up to 12.45% ^[42].

Leverage. Kiavi pages advertise both up to 100% LTC / 80% ARV and lower figures such as 90% purchase-price LTC / 75% ARV, and one page cites up to 95% LTC ^[17]. Actual leverage is deal-specific.

Closing time. Claims range from 7 business days to 10 business days, with 5 days for top tiers ^[17]. Independent borrower feedback cited by one platform indicates complex files or portal issues can stretch timelines well beyond marketed speeds ^[41].

Draw mechanics. Kiavi states draws are released as work completes and that mobile photo inspection is available for qualifying investors, but the reviewed public pages do not fully specify draw counts, minimum draw amounts, inspection cadence, or reimbursement timing ^[7].

Experience requirements. Kiavi markets to both first-time and seasoned investors and cites up to 90% LTC for newcomers with fewer than 3 exits in two years, but no universal minimum completed-flip requirement was confirmed ^[25].

Ownership transition. Figure Technology Solutions acquired Kiavi in June 2026 for $717 million, and as of 9/1/2026 some products and states are originated by Figure Lending LLC ^[36]. Operational continuity is uncertain.

Mortgage features for this borrowing need

Questions explored

• How does Kiavi's rehab draw process work for a fix and flip renovation?
• Does Kiavi require an appraisal or income verification for fix and flip loans?

Kiavi's features line up with the mechanics of a renovation flip, but several are advertised rather than fully documented.

Draw process. Kiavi states rehab funds are included in the loan and released step by step as work is completed, with an inspection after each renovation phase before the next draw ^[18]. A mobile option lets qualifying investors skip the site visit and submit photos through the app ^[7]. One platform reports a $199 draw fee deducted from each disbursal and a reimbursement model where the borrower pays contractors first ^[22]. Another reports a 90% holdback cap, with the final 10% retained until project completion ^[7].

Interest as drawn. Kiavi states interest is charged as drawn on all loans in one 2026 publication, and servicing language says interest begins when rehab draw amounts are taken for IAD loans ^[8]. One platform notes IAD is only available if no secondary financing is used ^[7].

Underwriting. Kiavi advertises no income verification, no W-2s, and no third-party appraisal on bridge loans, using in-house valuation instead ^[15]. One platform describes a proprietary ARV model applied across tens of thousands of deals ^[17].

Terms and extensions. Standard terms are 12, 18, or 24 months, with 3-month extensions available for a 1% fee of unpaid principal balance ^[33]. Kiavi states there are no prepayment penalties on fix-and-flip/bridge loans ^[16].

Geography. Kiavi lists availability in 47+ states, and one platform reports expansion to 49 states plus Washington, D.C. ^[17]. Some states transitioned to Figure Lending origination as of 9/1/2026 ^[18].

Rates, fees, and ongoing costs

Questions explored

• How much does a Kiavi fix and flip loan cost in points, fees, and interest?
• What is Kiavi's incentive fee, and how does it affect total cost of capital?

Kiavi's pricing is indicative rather than guaranteed, and the platforms disagreed on the details. Advertised starting rates range from 7.75% to 8.25%, with one independent source citing a range up to 12.45% ^[8].

The incentive fee is the most contested item. Two independent reviews describe a 1.15%–2% fee that is uncommon among competing hard-money lenders, but the exact mechanism and triggering circumstances are not fully transparent in public disclosures ^[32]. One platform reports a 5% late fee after a 15-day grace period and default interest on matured loans ^[32].

Kiavi's public materials do not clearly itemize extension fees, inspection fees, wire fees, legal fees, or modification fees for direct borrowers, and one platform rated pricing confidence "low" for that reason ^[17]. Buyers should treat every figure above as a starting point for a written quote.

Best Suited For

Questions explored

• Who is Kiavi best suited for in fix and flip renovation purchase financing?
• Is Kiavi a good choice for experienced flippers who need speed and high leverage?

Kiavi is best suited to active, experienced flippers who prioritize speed and leverage over the lowest absolute rate.

• Repeat flippers with a track record. Platforms report that borrowers with 3+ documented exits unlock better pricing and faster underwriting, with VIP/Enterprise tiers closing in as little as 5 days ^[5].
• Investors needing combined acquisition and rehab financing. Kiavi's single facility covers purchase plus 100% of rehab costs, which reduces the number of capital sources a flipper must coordinate ^[17].
• Buyers competing against cash offers. Advertised 7-day closings and no third-party appraisal support fast execution ^[23].
• Borrowers with credible ARV and a defined scope of work. Kiavi requires a scope of work mapped to draw milestones ^[7].
• Investors who want low early holding costs. Interest-as-drawn keeps monthly interest tied to disbursed amounts ^[22].

Probably Not Best Suited For

Questions explored

• Who should not choose Kiavi for fix and flip renovation purchase financing?
• Is Kiavi a bad fit for thin-margin deals or first-time flippers?

Kiavi is probably not the best choice in several situations that platforms flagged consistently.

• Thin-margin deals. The 1.15%–2% incentive fee plus points and service fees can materially reduce IRR on tight projects ^[32].
• First-time flippers seeking the best price. Kiavi accepts newcomers but applies premium pricing relative to repeat borrowers ^[25].
• Borrowers who need fully transparent pricing before applying. Public pages do not disclose a complete fee schedule or pricing grid ^[17].
• Projects outside eligible property types or states. Kiavi lends on non-owner-occupied residential property and publishes state-specific disclosures ^[14].
• Borrowers without cash reserves. The reimbursement draw model requires floating contractor costs before reimbursement ^[22].
• Owner-occupied renovations. Kiavi's bridge product is for investment property only ^[17].
• Very small projects. A $100,000 loan minimum may exclude smaller deals ^[17].

When Another Option May Be Better

Questions explored

• What is a better alternative to Kiavi when a borrower needs the lowest rate?
• When should a fix and flip borrower choose a different lender than Kiavi?

Another lender may be better in specific, evidence-supported situations.

• Lowest absolute rate. One platform notes rival lenders sometimes offer starting rates around 7.25% versus Kiavi's 7.75% floor, and that Lima One, RCN Capital, and local hard-money lenders are often cheaper if the borrower can wait 10–14 days ^[42].
• Thin-margin deals. When a 1.15%–2% incentive fee materially affects IRR, comparing total cost of capital across lenders is the recommended step ^[30].
• First-time flippers. One platform reports NextRes and Fidelity Residential publish documented minimums and starting rates that may suit newcomers better ^[27].
• Unusual, rural, or heavily distressed property. Local or regional hard-money lenders may handle non-standard collateral that falls outside Kiavi's property box ^[17].
• Timelines beyond 24 months. Kiavi extensions are limited to 3-month increments at a 1% fee, so a longer hold may favor a DSCR refinance ^[22].
• Borrowers who want a third-party appraisal. Kiavi avoids appraisals; a borrower who prefers a physical valuation should look elsewhere ^[32].
• Commercial or 5+ unit multifamily. Kiavi's fix-and-flip product is oriented to residential investment property ^[35].

The investment property and non qm mortgage lenders directory lists additional lender categories for comparison.

Questions to ask before choosing a lender

Questions explored

• What should a buyer confirm with Kiavi before signing a fix and flip loan contract?
• Which Kiavi fees and draw rules should be verified in writing before closing?

Platforms converged on a verification checklist. Buyers should obtain written answers before committing.

1. What are the exact interest rate, origination or standard fee, points, minimum interest, and total estimated closing costs for this property? ^[17]
2. What exact LTC, ARV, purchase-price, and rehab-cost limits apply to this deal? ^[17]
3. Is interest charged on the undrawn rehab reserve or only on amounts advanced? ^[8]
4. What is the complete draw schedule, including inspection requirements, draw fees, minimum draw amounts, approval times, and reimbursement timing? ^[17]
5. How much borrower cash is required at closing, including reserves, interest, insurance, taxes, and overruns? ^[17]
6. What borrower experience, FICO, liquidity, entity, or guaranty requirements apply? ^[17]
7. Is the property type and state eligible, and which entity will originate and fund the loan? ^[14]
8. Are there extension options, extension fees, maturity default rates, or modification charges? ^[22]
9. Is there any minimum interest period or payoff restriction despite the stated absence of a prepayment penalty? ^[16]
10. What happens if the final valuation or ARV is lower than the borrower's estimate? ^[17]
11. Which renovation costs are eligible, and are permits, contingency reserves, labor, materials, and change orders treated differently? ^[7]
12. When does the 1.15%–2% incentive fee apply, and can it be negotiated? ^[32]
13. Does the loan qualify for mobile photo inspection, and under what conditions may photos be rejected? ^[7]
14. Given Figure's June 2026 acquisition, will servicing, support, and draw processes remain unchanged? ^[36]

The consensus assessment

Kiavi is a good, not unequivocally strong, fit for fix and flip renovation purchase financing. Four of seven platforms named it during ranking, it placed first overall with an average rank of 1.25, and five platforms rated fit "good" while two rated it "strong." Its clearest advantages are a purpose-built bridge product covering purchase plus rehab, ARV-based underwriting, advertised leverage up to 100% LTC and 80% ARV, and fast closings without appraisals or income verification.

The limitations are equally consistent. Advertised rates, leverage, and closing times conflict across Kiavi's own pages; the 1.15%–2% incentive fee raises all-in cost; draw mechanics, extension pricing, and the complete fee schedule are not fully public; and the June 2026 Figure acquisition introduces operational uncertainty. One platform could not verify Kiavi's terms at all and rated fit uncertain.

The practical conclusion: Kiavi belongs on the shortlist for an active flipper who values speed and leverage, but the buyer should obtain a property-specific term sheet and written draw policy before relying on any advertised figure.

How This Review Was Produced

This review was generated from seven AI platform responses collected for the research date 2026-09-30, each asked to recommend providers for a fix-and-flip renovation purchase financing scenario. Platforms that named Kiavi during ranking discovery were counted toward the platform mention total; all seven platforms evaluated fit. Rankings, fit ratings, pricing, and limitations were extracted from platform responses and their cited sources. Company-owned citations were separated from independent citations, and conflicts between sources were preserved rather than resolved. No personal testing, borrower interviews, or independent verification of Kiavi's terms was performed.

Research limitations

• Platform-reported research dates differ from the authoritative run date. Deepseek's response is dated 2026-01-15, while the study date is 2026-09-30; platform-reported dates are provenance metadata and do not independently prove freshness.
• All included platforms evaluated fit, but the platform mention count reflects only platforms that named Kiavi during ranking discovery.
• Conflicting product names, pricing, and capabilities were not resolved by guessing; conflicts are described and buyers are told what to verify.
• Supplied URLs were collected from platform responses and were not independently validated by the writer stage.
• Company-owned citations materially outnumber independent citations, so company claims are not described as independently verified.
• Citations are platform-reported evidence, not independently verified facts. Claims from platforms without search enabled require explicit verification before being treated as current.
• Kimi could not retrieve Kiavi product terms and rated fit uncertain; that result is disclosed rather than excluded.
• No personal testing, customer experience, or guaranteed performance is claimed.

See the broader Short-Term Renovation Financing consensus index for comparisons across qualified options.

Sources

Company-Owned Sources

1. Fix and Flip Mortgages — Close in 7 Days | CMRE: https://custommortgageinc.com/programs/fix-and-flip
2. Fix And Flip Loans: Close In 5 Days, Up To 92.5% LTC: https://lendingone.com/loan-types/fix-and-flip-loans/
3. Fix & Flip Loans for Investors | Fidelity Residential: https://www.fidresi.com/loanoption/fix_flip.cfm
4. Search results absence for Kiavi fix-and-flip terms: https://www.kiavi.com
5. 2025 Wrapped: How Real Estate Investors Achieved Record Growth with Kiavi: https://www.kiavi.com/blog/2025-wrapped-how-real-estate-investors-achieved-record-growth-with-kiavi
6. Funding Your Fix and Flip with Hard Money: https://www.kiavi.com/blog/funding-your-fix-and-flip-with-hard-money
7. How the Fix-and-Flip Draw Process Works: https://www.kiavi.com/blog/how-fix-and-flip-draw-process-works
8. Real Estate Market Trends and Financing Updates: March 2026: https://www.kiavi.com/blog/investor-pulse-mar-2026
9. 6 Things to Do Before Submitting Your First Fix-and-Flip Loan: https://www.kiavi.com/blog/six-things-to-do-before-submitting-a-fix-and-flip-loan
10. Understanding the Math Behind Pricing a Hard Money Loan: https://www.kiavi.com/blog/understanding-the-math-behind-pricing-a-hard-money-loan
11. Bridge Loans for Fix and Flip Investors | Kiavi: https://www.kiavi.com/bridge-loans
12. Bridge and Rental Loans for Brokers | Kiavi Loan Broker Program: https://www.kiavi.com/broker
13. Kiavi Fix and Flip Loans: https://www.kiavi.com/fix-and-flip-loans
14. Georgia Private Money Lenders In Georgia | Kiavi: https://www.kiavi.com/georgia-private-money-lenders
15. Bridge Loan Financing Process for Real Estate Investors | Kiavi: https://www.kiavi.com/guides/bridge-loan-process
16. Kiavi Hard Money Lender Checklist: https://www.kiavi.com/hubfs/Checklists/Kiavi_what_to_ask_your_hard_money_lender_checklist.pdf
17. Bridge Loans for Fix and Flip Investors | Kiavi: https://www.kiavi.com/loans/bridge-loans
18. Fix and Flip Loans for Real Estate Investors | Kiavi: https://www.kiavi.com/loans/fix-and-flip
19. Private Hard Money Loans: https://www.kiavi.com/lp/hard-money-loans
20. Kiavi Expands into Four Additional States: https://www.kiavi.com/press/kiavi-expands-into-four-additional-states
21. See Why 26,000+ Real Estate: https://www.kiavi.com/rei-ink
22. Kiavi Servicing: https://www.kiavi.com/servicing
23. Real Estate Flipping Loans & Fix-and-Flip Strategy | Kiavi: https://www.kiavi.com/solutions/fix-and-flip-strategy
24. Scalable Financing for High-Volume Real Estate Investors | Kiavi: https://www.kiavi.com/solutions/high-volume-real-estate-investors
25. Real Estate Investment Loans & Financing for New Investors | Kiavi: https://www.kiavi.com/solutions/new-real-estate-investors
26. Texas Fix And Flip Loans: https://www.kiavi.com/texas-fix-and-flip-loans
27. Fix & Flip Loans — Up to 90% LTC, Close in 5 Days: https://www.nextres.com/loans/fix-and-flip
28. Fix and Flip Loans | Up To 100% Financing, 7-Day Close | Ternus: https://www.ternus.com/loan-programs/fix-and-flip-loans/
29. Official pricing and terms source: https://www.kiavi.com/legal/terms

Independent Sources

30. Kiavi Review 2026: Rates, Pros, Cons & Is It Right for You?: https://fundingbridgesolutions.com/kiavi-review-2026/
31. Kiavi Loan Reviews: Fast Capital, Real Tradeoffs for Investors: 2026 Pricing Guide | HonestCasa: https://honestcasa.com/blog/kiavi-loan-review-cost-comparison
32. Kiavi Reviews – Should You Use This Hard Money Lender? - New Silver: https://newsilver.com/the-lender/kiavi-reviews/
33. Private Lender Link - Kiavi: https://privatelenderlink.com/profile/kiavi/
34. Kiavi Review 2026: Fast Fix-and-Flip & DSCR Loans | REinvestorguide: https://reinvestorguide.com/lenders/kiavi
35. Kiavi Lender Review (Fix and Flip Loans: https://www.biggerpockets.com/loans/reviews/kiavi
36. Figure to Buy Fix-and-Flip Lender in Deal With Sixth Street: https://www.bloomberg.com/news/articles/2026-06-10/figure-buys-kiavi-717-million-blockchain/
37. Figure Buys Kiavi For $717M In Fix-And-Flip Loan Deal: https://www.briefs.co/news/figure-buys-kiavi-717-million-blockchain/
38. Best Fix-and-Flip Lender 2026: Forensic Comparison of Kiavi, Roc360, Lima One, LendingOne: https://www.crowdfundedwealth.com/articles/best-fix-and-flip-lender-2026
39. Kiavi Review 2026: Closed Investor Notes, $30B Lender — Full Picture: https://www.crowdfundedwealth.com/reviews/kiavi-review
40. Kiavi (formerly LendingHome) Lender Profile: https://www.lendingtree.com/real-estate/kiavi/
41. Anyone use Kiavi for a Hard money loan? : r/realestateinvesting: https://www.reddit.com/r/realestateinvesting/
42. Fix and Flip Loan Rates: Benchmarks, Rate Drivers, and Total Cost Data of 2026: https://www.welendllc.com/blog/fix-and-flip-loan-rates