Out-of-State Investors Buying Phoenix Fix & Flip
You’re out of state. The contract is in Phoenix — or Scottsdale, Glendale, somewhere else in the Valley. You need a Fix & Flip lender who already sits here, not a call center that rediscovers Arizona on every file.
Cactus Capital is a Phoenix private lender. We fund Fix & Flip nationwide from that home base. This note is for out-of-state investors on Valley inventory: what we need, how Instant Quote differs from a term sheet, and why a local shop matters on a business-purpose file.
Business purpose — not a home loan
Fix & Flip with Cactus is business purpose. Investor borrower. 1–4 unit. Buy, rehab, sell. Not owner-occupied. Not a personal residence refinance dressed up as an investment loan.
If you plan to live in it, stop. Different product universe. We do not market owner-occupied.
Entity
Most out-of-state buyers close in an LLC (or similar). Have entity docs ready: articles, operating agreement, EIN, and whoever signs. Personal credit and experience still matter; the entity is the borrower wrapper, not a free pass.
First-time flippers can apply. Experience, credit, and the file set leverage. We do not publish a rate sheet or a “guaranteed approval” line.
Why a Phoenix shop matters on a Valley file
Title, insurance, rehab draws, and local comps are Valley problems. A Phoenix desk already works those files. You are not educating a coastal lender on Maricopa County every time escrow asks a question.
Same program we use nationwide — acquisition at closing, rehab holdback as draws. Cap: up to 92.50% total LTC / 75% ARV. No separate “out-of-state surcharge product.” You’re on the same Fix & Flip book as a local operator.
Program detail: Fix & Flip.
Phoenix city landing: Hard Money Loans Phoenix.
Instant Quote vs term sheet
Instant Quote sizes LTC and ARV from the numbers you enter. It is a calculator. Not a commitment. Not a rate.
A term sheet is written on a real file — purchase contract, rehab budget, credit, entity, insurance path. That is when structure and conditions get specific. Call (602) 922-3496 or email mark@cactus-capital.com when you have a contract or a serious bid.
Do not treat Instant Quote as a close date or a locked price.
What “local” does not mean
We do not have a Glendale branch or a Scottsdale storefront for these loans. Phoenix shop. Valley and nationwide book. Sister city pages exist for local search intent — same lender, same program:
Proof (public fields only)
We publish city + Fix & Flip + loan + purchase + rehab. No dates, streets, borrower names, or rates on the proof cards.
Example Valley card (not an out-of-state “case study” narrative):
Phoenix — Fix & Flip
Loan $260,600 · Purchase $245,000 · Rehab $40,100
Other Valley files appear on Recently Funded. Do not invent ROI stories or close timelines from those numbers.
What to send when you’re ready
Contract or LOI. Rehab budget. Entity docs. Credit path. Property address and purchase price. Run Instant Quote first if you only have rough numbers; send the file when escrow is real.
Mark Gowlovech. 15+ years. NMLS 1575944 · AZMB 0941439.
Phone (602) 922-3496. Email mark@cactus-capital.com.
Closing
Out-of-state is normal for us. The file still has to work: business purpose, leverage inside 92.50% LTC / 75% ARV, and a rehab plan we can hold back against. Start with Instant Quote or call the desk. We do not publish rates here.
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