Hard Money Lenders in Kent, WA | Fix & Flip | Capital Kings LLC
Capital Kings LLC · Non-QM Mortgage Broker

Hard Money Lenders inKent, Washington

Fix and flip, DSCR rental and new construction financing for Kent investors. We do not lend our own money, we shop your deal across a 400+ lender network and come back with real terms you can compare on total cost.

Get a term sheet →Price a Kent deal

Prefer to talk it through? Call or text Micah at (281) 636-5682.

Reviewed by Micah Foster, Founder & CEO, October 2026

Price a Kent deal right now

Prefilled with a realistic Kent deal. Change any number and it reprices on the programs that lend in Washington, with the same math as our term sheets.

Sizing your flip on the same terms as the term sheet. Get a real term sheet →

Financing a deal in Kent

Kent is South King County’s working town: the Green River valley floor is one of the biggest warehouse and manufacturing districts in the Northwest, with aerospace and space companies alongside the distribution centers, and the hills on either side hold the houses. It’s where a lot of Seattle and Eastside workers land when the north end is out of reach. The flip stock is 1960s to 1980s split entries, ramblers and tri-levels on East Hill, West Hill and around Panther Lake.

The Kent deal is a hill or valley decision. East Hill and Scenic Hill sit on high ground with views and steady family demand, while the valley floor is mostly industrial with older housing near downtown that carries flood and soil questions. Most investors stay on the hills. The other decider is the split entry itself: buyers want an open main floor and a lower level that feels like real living space, so the scope often means moving a wall and fixing the stairs, not just paint.

What a Kent deal looks like on paper

Kent example: $470,000 purchase, $80,000 rehab, $730,000 after repair value, 700 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Picture a 1970s East Hill split entry in 98030: new roof and gutters, a heat pump, LVP throughout, a kitchen, both baths and a deck rebuilt to code. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$479,500
Cash to close$91,720
Proof of funds to show$134,472
Where the $91,720 goes
  • Down payment (15% of the purchase)You$70,500
  • Origination (0.5%)Lender$2,398
  • Lender fees (flat)Lender$1,989
  • Broker fee (1%)Broker$4,795
  • Title and closing (estimate at Texas rates)Title$4,705
  • Prepaid interest (15 days)Lender$1,558
  • Property insuranceInsurer$5,225
  • AppraisalAppraiser$550

Interest while you rehab: $3,159 a month on the $399,500 funded at closing, $3,792 once every draw is out. Proof of funds is cash to close plus $20,000 of rehab reserve and $22,752 of interest reserve. Sample borrower, sample address; the sheet is issued by the same engine as the borrower’s instant term sheet.

Fix and flip programs in Kent

Swipe the table for rates, credit and terms →

ProgramDown paymentMin creditExperienceRateOriginationMax loanTermClose
Best Rate15% of purchase700+First flip OK8.99% to 9.49%0.5%70% of ARV12 months5-14 days
First Flip, 10% Down110% of purchase + rehab660+First flip OK9.99%2%75% of ARV12 months21-30 days
7.5% Down, 3+ Flips27.5% of purchase + rehab660+3+ completed flips9.99%1.5%75% of ARV12 months21-30 days
5% Down, 5+ Flips35% of purchase660+5+ completed flips9.99% to 10.99%2%75% of ARV9-24 months10-14 days
100% Financing, 2+ Flips40% (100% financing)620+2+ completed flips9.50% to 12.00%2.5%70% of ARV9 months7-14 days
  1. Rate 9.99% with 2% to 2.25% origination by credit; more origination buys the rate down as far as 8.99%. Loans under $150,000 add 0.5% to the rate and 0.5% to the origination, under $100,000 1.5% and 1%. Under 680 credit the loan caps at 87.5% of cost. Standard interest, charged only on funds drawn. The loan is capped at a share of purchase plus rehab, the full rehab held back for draws, and the ARV must be at least 1.25 times purchase plus rehab. Processing $500, legal $1,495 and underwriting $795.
  2. Rate 9.99% with 1.5% to 1.75% origination by credit; more origination buys the rate down as far as 8.99%. Loans under $150,000 add 0.5% to the rate and 0.5% to the origination, under $100,000 1.5% and 1%. Under 680 credit the loan caps at 90% of cost. Standard interest, charged only on funds drawn. The loan is capped at a share of purchase plus rehab, the full rehab held back for draws, and the ARV must be at least 1.25 times purchase plus rehab. Processing $500, legal $1,495 and underwriting $795.
  3. Rate is set per file from 9.99%; origination about 2% plus a $995 processing fee.
  4. Needs 2 completed flips in the last two years and about $75,000 in verified liquidity. Rate 9.5% to 12% with 2% to 3% origination, set per file. Purchase plus rehab must fit under 70% of ARV.

Origination has a $2,000 minimum on most programs (a few lenders set a higher one, noted above) and our broker fee is 1% with a $2,000 minimum and a $10,000 maximum. These are the numbers our term sheets use as of October 2026. Strong credit, cash and a track record can price lower through specific lenders in the network.

Where Kent prices sit right now

Before we price a Kent flip, we look at where sales in the city sit today. Your block can run well above or below these numbers, so treat them as the starting point, not the answer.

Redfin puts the Kent median sale price at $650,000 for the three months ending September 2026, up 5.6% from a year earlier, with homes selling after 22 days on the market on average.

Median sale price, Kent (Redfin, 3 months to Sep 2026)$650,000
Change from a year earlier (Redfin)+5.6%
Average days on market, Kent (Redfin)22

Sources: Redfin, Kent WA housing market

How a Kent file actually gets priced

We comp Kent by hill and by era. East Hill sales do not describe West Hill, and a 1970s split entry is not compared with a 2010s subdivision house off Kent-Kangley. Recent closings are plentiful, so we lean on the last few months. Appraisers here check for unpermitted lower-level bedrooms and enclosed carports, and a split entry with a half-finished basement gets valued like one. Tell us the legal bedroom count up front.

The Green River valley is protected by levees and the upstream Howard Hanson Dam, but parts of the floor still map as floodplain, and the soils there are prone to liquefaction in a strong quake. On the hills, watch for slope drainage and retaining walls. Many of the split entries have original aluminum wiring or older electric panels that insurers flag. Permits go through the City of Kent, and Sound Transit construction has reshaped streets near the light rail stations.

Who buys your finished Kent deal

The finished Kent house sells to families priced out of Seattle and the Eastside, warehouse and aerospace workers, and a good share of FHA and VA buyers. They want three bedrooms, two baths, parking and a yard, and they pay for a house that needs nothing. The light rail station at Kent Des Moines and the commuter rail downtown help listings close to transit. Rents are solid, so a DSCR refinance is a realistic backup on East Hill.

What happens after you apply

Apply once and the whole Kent loan lives in the borrower portal: the term sheet you can accept and sign in the browser, where the loan stands, one place for documents, and the list of what the lender is still waiting on. These are real screens from the portal.

Capital Kings borrower portal: Welcome to your file
Welcome to your fileSign in and the term sheet is waiting, with every fee and who it goes to.
Capital Kings borrower portal: Where the loan stands
Where the loan standsApplication, appraisal, title, underwriting, clear to close.
Capital Kings borrower portal: Run the deal again
Run the deal againThe analyzer priced off your real numbers, before and after the appraisal.
Capital Kings borrower portal: What the lender still needs
What the lender still needsEvery open condition, what clears it, and who it is waiting on.

The full walkthrough is on how it works, and you can tour the borrower portal before you apply.

What we fund in Kent

Fix and flip

10%down on a first flip
Rates
from 8.99% at 760+ credit
With experience
0% down with 2+ completed flips, purchase plus rehab under 70% of ARV
Rehab
100% funded, paid in draws
Fix and flip loans in Washington →

Rental (DSCR)

7.00%rates from, 30-year fixed
Qualify on
the rent, no W-2s or tax returns
Down
from 20% at 700+ credit
Good for
buy-and-hold, and the refinance when a flip becomes a rental
DSCR loans in Washington →

New construction

95%of cost with a financed interest reserve, after 1 completed build
Rates
from 8.49% with 5+ completed builds
First build
85% of cost with a GC who has 5+ builds
Builds
single family to small multifamily
New construction loans in Washington →

Where we lend in Kent

We broker deals across the whole Kent market. The submarkets investors ask us about most are East Hill (98030 / 98031), Panther Lake (98031), Scenic Hill (98030), West Hill (98032), Downtown and the valley floor (98032), Meridian and Lake Meridian (98042) and Covington edge (98042).

How long does a Kent loan take to fund?

You send the address, purchase price, rehab budget and your ARV, which takes about five minutes and no credit pull. We take it to the lenders in our network that fit it and are licensed in Washington, and the rate, origination, leverage and cash to close come back side by side. 5-14 days to fund. We stay on title and the lender through funding.

Kent hard money FAQ

Do you lend hard money in Kent?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Kent scenario across a 400+ lender network and bring back real terms instead of one lender’s rate sheet. The programs on this page are the ones whose lenders are licensed in Washington, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in Kent?
As of October 2026: Best Rate (15% down, from 8.99%); First Flip, 10% Down (10% down, from 9.99%); 7.5% Down, 3+ Flips (7.5% down, from 9.99%, 3+ completed flips); 5% Down, 5+ Flips (5% down, from 9.99%, 5+ completed flips); 100% Financing, 2+ Flips (100% financing when purchase plus rehab fits under 70% of ARV, from 9.50%, 2+ completed flips). Rehab is funded 100 percent in draws on every one of them, and we shop the file against the rest of the network before anything is signed.
How fast can a Kent hard money loan close?
Most Kent fix and flip files fund in 5-14 days once the file is complete. The First Flip, 10% Down program and the 7.5% Down, 3+ Flips program close in 21-30 days. The biggest delays are usually title issues or missing borrower documents, so getting those started early makes a big difference.
How much do I need to bring to close on a Kent flip?
The worked example on this page is a $470,000 Kent purchase with a $80,000 rehab and a $730,000 after repair value at 700 credit, first flip: $70,500 down (15% of the purchase) and $91,720 total cash to close, with $134,472 of proof of funds to show the lender. The lowest down payment for a first flip in Kent is 10% down from 9.99% at 660+ credit. Investors with a track record can go to 0% down (100% financing) from 9.50% at 620+ credit with 2+ completed flips, when purchase plus rehab fits under 70% of ARV, and you still bring the closing costs in cash. Rehab is funded 100 percent through draws in every case. Run your own numbers in the calculator above, or send us the deal and we will price it.
Do you fund the rehab budget in Kent?
Yes, 100 percent of the rehab is funded, but it is a holdback released in draws rather than cash at closing. You pay for each phase, request a draw, an inspector verifies the work, and the lender reimburses. That means you need working capital to float the first phase, which is the single most common thing new investors miss on their first deal.
What credit score do I need for a Kent fix and flip loan?
The lowest credit floor among the Kent programs is 620, on 100% financing (under 70% of ARV) with 2+ completed flips. A first flip needs 660 or higher. The lowest rate here, 8.99%, needs 760+ credit. Depending on the program, rates step down at 760 credit and origination steps down at 700 and 740. Credit matters less here than on a conventional loan because the deal carries the file, but it moves your rate and your leverage, so know where you stand before you make offers.
Can I refinance a Kent flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Kent flip becomes a hold. A DSCR loan qualifies on the property’s rental income rather than your W-2, so once the rehab is done and it is leased, you refinance out of the short-term hard money loan into 30-year financing. Worth deciding before you start, because it changes what finish level makes sense.
Is Kent a good place for a first flip in the Seattle area?
It is one of the more workable ones, because prices are well below Seattle and the buyer pool is deep. In Washington a first flip can be priced at 15% down with 700+ credit (from 8.99%) or 10% down with 660+ credit (from 9.99%). The example on this page is a first flip. Stay on the hills, budget for electrical updates in a 1970s house, and keep the finish level to what Kent buyers pay for.
Should I worry about flooding in Kent?
On the valley floor, yes; on East Hill and West Hill, much less. The levees and Howard Hanson Dam reduce the risk, but flood mapping still covers parts of the valley, and flood insurance changes a buyer’s monthly payment. Pull the flood map on the address before you offer and price the insurance into your exit.
Micah Foster
Micah Foster
Founder & CEO, Capital Kings LLC
Micah brokers Non-QM and hard money loans for real estate investors across 38 states from his base in Texas. He founded Capital Kings to give investors a broker who shops the market on their behalf instead of pitching one lender product.

What to read before you sign a term sheet

Hard money near Kent: Tacoma, Seattle and Bellevue. More Washington city guides: Spokane and Vancouver. Or see everything we fund in Washington.

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