# Honolulu Fix and Flip Loans: full site content > Hard money, fix and flip and DSCR rental loans for Honolulu and Oahu real estate investors. The Hawaii division of Optimus Capital Corp (https://www.optimuscapitalcorp.com/), a relationship-driven lender for real estate investors founded in 2015. Business-purpose loans on non-owner-occupied investment property only. Phone (954) 598-4564. Email andrew@optimuscapitalcorp.com. Last updated 2026-10-24. --- Source: https://honolulufixandfliploans.com/ Title: Honolulu Hard Money & Fix and Flip Loans | Oahu Investment Lender Summary: Hard money and fix and flip loans on Oahu: 90% of purchase, 100% of rehab. DSCR rental loans to 85% LTV with no tax returns, plus construction loans. # Hard money and fix and flip loans in Honolulu and across Oahu Honolulu Fix and Flip Loans finances renovations, rental homes, condos and new construction on Oahu, from town to Kapolei and the Windward side. Fix and flip loans cover up to 90% of the purchase and 100% of the rehab, and rental loans are approved on the rent, not your tax returns. [Get pre-qualified](https://honolulufixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 The Hawaii division of Optimus Capital Corp. Business-purpose loans on non-owner-occupied investment property only. ## Loan terms at a glance Flip: purchase financed | up to 90% Flip: rehab financed | up to 100% Flip: limit on after-repair value | 70 to 75% Rental purchase | up to 85% LTV Rental cash-out | up to 80% LTV Ground-up construction | up to 90% of cost Minimum credit score | 600 Loan amounts | $75K to $10M+ Top fix and flip leverage is for credit scores of 720 and up, and a flip loan can close in about 7 days. Rental loans are approved on the property’s rent and take about 30 days. Construction at 90% of cost is for experienced builders. Honolulu Fix and Flip Loans is the Hawaii division of Optimus Capital Corp, a nationwide hard money lender that works only with real estate investors. It is run by Andrew Shanti, who has worked in lending and real estate since 2005. We lend only on non-owner-occupied property: flips, rentals and new builds. [Investment property loans on Oahu](https://honolulufixandfliploans.com/investment-property-loans-honolulu/) [Meet Andrew](https://honolulufixandfliploans.com/about-us/) ## Fix and flip loans built for Oahu prices Oahu has some of the most expensive housing in the country and an older housing stock, so a renovation can add real value. Our fix and flip loans fund most of the purchase and all of the work. ### Buy and renovate Up to 90% of the purchase price and 100% of the rehab budget at a 720+ credit score, limited to 70 to 75% of the after-repair value. Scores down to 600 qualify at lower leverage. ### Interest only, no penalty Terms of 6 to 24 months with interest-only payments. Pay the loan off the day you sell, with no prepayment penalty. ### Experienced flippers Investors with 5 or more flips in the past 2 years can close without an inspection or appraisal, up to 75% of the after-repair value. Keeping the house instead? When the work is finished, a [DSCR rental loan](https://honolulufixandfliploans.com/dscr-rental-loans/) can replace the flip loan, with a cash-out refinance at up to 80% loan-to-value. [See fix and flip terms](https://honolulufixandfliploans.com/fix-and-flip-loans/) [Get pre-qualified](https://honolulufixandfliploans.com/get-pre-qualified/) ## Everything we finance Every loan is a business-purpose loan secured by investment real estate. Terms run from 6 months to 30 years. Program | Use it for | Top leverage | Approved on [Fix and flip loans](https://honolulufixandfliploans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value | The deal: price, rehab budget and resale value [DSCR rental loans](https://honolulufixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of long-term rentals, condos, condotels and permitted vacation rentals | 85% loan-to-value to buy, 80% on a cash-out refinance | Whether the rent covers the payment [Ground-up construction loans](https://honolulufixandfliploans.com/new-construction-loans/) | Building a home, a rebuild on an older lot, or an additional dwelling unit, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value | Budget, finished value and your building record [Mid-rehab loans](https://honolulufixandfliploans.com/hard-money-loan-programs/#mid-rehab) | Completing a renovation or build that has run short of funds | The current as-is value plus the cost to finish | As-is value and remaining scope [Portfolio loans](https://honolulufixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note and one payment | 80% to buy or refinance, 75% on a cash-out | Rent across the whole group [Commercial loans](https://honolulufixandfliploans.com/hard-money-loan-programs/#commercial) | Multifamily, hospitality, office, industrial and retail | Priced per deal | The property and its income Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## From first call to closing - Tell us about the dealAddress, price, the renovation budget or the rent it earns, and whether you plan to sell or hold. A call or the short form is enough. - See your termsWe run the numbers and tell you the leverage and pricing available. As a rule there is nothing to pay upfront. - Appraisal and reviewThe appraisal is ordered and you pay the appraiser directly. Investors with 5 or more flips in the past 2 years can skip the inspection and appraisal on a flip. - Close through escrowRental loans take about 30 days, appraisal included. Fix and flip loans average up to 21 days and can close in about 7 days once title and insurance are ready. Hawaii closings are handled by an escrow company. ## What clients say about Andrew Andrew Shanti with Optimus Capital has been exceptional to work with. Over the past several years, I have closed numerous transactions with Andrew on behalf of sophisticated real estate investors, and his performance has been consistently outstanding. [...] Every transaction I have been involved with Andrew at Optimus Capital has closed, including many requiring thoughtful structuring and creative solutions due to their challenging nature. Maria McKee, Premier Sotheby’s International Realty, Google review of Optimus Capital Just completed a rental portfolio refi with Optimus. Andrew and Daisy were amazing to work with and helped me work through every challenge quickly and with clear understanding. Zachary Hagan, Google review of Optimus Capital These reviews were left for Optimus Capital, our parent company, about Andrew Shanti. [Read all of the Optimus Capital reviews on Google](https://www.google.com/maps?cid=16792545801423268972). ## Property and borrowers we work with ### Oahu investment property - Single-family homes to renovate and resell - Long-term rentals and multi-generational homes - Condos, including non-warrantable condos - Condotels and legal vacation rentals in resort zones - Rebuilds and additional dwelling units - Small multifamily in town ### Commercial property - Multifamily - Hospitality - Professional office - Industrial - Retail shopping centers ### Who can borrow - New investors and seasoned ones - Credit scores of 600 and above - Mainland and out-of-state owners, and LLCs - Foreign nationals, on rental loans - Investors with any number of existing loans We do not finance a home you will live in. For a primary residence, talk to a conventional mortgage broker. ## Lending across Oahu We finance investment property all over the island: urban Honolulu and Waikiki, the Windward side, Central Oahu and the fast-growing Ewa plain. We also lend on the neighbor islands. - [Honolulu](https://honolulufixandfliploans.com/honolulu-hi/) - [Kailua](https://honolulufixandfliploans.com/kailua-hi/) - [Kaneohe](https://honolulufixandfliploans.com/kaneohe-hi/) - [Pearl City](https://honolulufixandfliploans.com/pearl-city-hi/) - [Waipahu](https://honolulufixandfliploans.com/waipahu-hi/) - [Mililani](https://honolulufixandfliploans.com/mililani-hi/) - [Kapolei](https://honolulufixandfliploans.com/kapolei-hi/) - [Ewa Beach](https://honolulufixandfliploans.com/ewa-beach-hi/) - [All service areas](https://honolulufixandfliploans.com/areas-we-serve/) ## Questions investors ask us ### Who is the best lender for a fix and flip in Honolulu? Look for a lender that funds most of the purchase and all of the renovation, closes quickly, and understands Oahu’s permitting and older housing stock. We lend up to 90% of the purchase and 100% of the rehab, and lend only on investment property. [How to choose a lender](https://honolulufixandfliploans.com/investment-property-loans-honolulu/). ### Can I finance an Oahu house to rent on Airbnb? Only where the rules allow short stays. Outside resort-zoned areas, Honolulu does not allow residential rentals of less than 30 days, and a 2025 city ordinance raises the minimum for many properties to 90 consecutive days. Stays shorter than that are legal mainly in resort districts, such as much of Waikiki, Ko Olina and Turtle Bay, and in units with a nonconforming use certificate or a city registration. Most investor-owned homes on Oahu are therefore underwritten on long-term rent. ### Do you check my income? No. A flip or construction loan is approved on the deal, and a rental loan on the rent the property earns. There is no employment or debt-to-income review. ### What credit score do you need? Programs begin at a 600 score. The best fix and flip terms are for scores of 720 and up, and a rental purchase at 600 is limited to 70% loan-to-value. ### I live on the mainland. Can I still borrow? Yes. Many Oahu investors live elsewhere. You can borrow in your own name or through an LLC. ### How fast can a loan close? Rental loans take about 30 days, appraisal included. Fix and flip loans average up to 21 days and can close in about 7 days once title and insurance are ready. [See every question](https://honolulufixandfliploans.com/faq/) ## Have an Oahu deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://honolulufixandfliploans.com/get-pre-qualified/) --- Source: https://honolulufixandfliploans.com/investment-property-loans-honolulu/ Title: Investment Property Loans Honolulu | Non-Owner-Occupied Oahu Summary: Non-owner-occupied property loans on Oahu: fix and flip, DSCR rental and construction financing. No tax returns, from 600 credit, mainland investors welcome. [Home](https://honolulufixandfliploans.com/) / Investment property loans # Investment property loans in Honolulu and on Oahu Financing for non-owner-occupied real estate: houses to renovate and resell, long-term rentals, condos, condotels, new builds and additional dwelling units. Investment property is the only kind of lending we do. [Get pre-qualified](https://honolulufixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## Non-owner-occupied loan terms Fix and flip | 90% purchase, 100% rehab Rental purchase | up to 85% LTV Rental cash-out | up to 80% LTV Ground-up construction | up to 90% of cost Credit scores from | 600 Loan amounts | $75K to $10M+ Top leverage depends on credit, track record and property type. We do not finance a home you will live in. ## What a non-owner-occupied loan is A non-owner-occupied property is one the borrower does not live in: a house bought to renovate and sell, a home leased by the year, a condo or condotel in a resort zone, or a lot where a home will be built. Lenders treat these as business-purpose loans, and the rules differ from the mortgage on a primary residence. Honolulu Fix and Flip Loans lends only on non-owner-occupied property. We are the Hawaii division of Optimus Capital Corp, a nationwide lender that works only with real estate investors, and the division is run by Andrew Shanti, who has worked in lending and real estate since 2005 as a principal, executive and investor. ## How to choose a lender for an Oahu investment property The right lender depends on what you plan to do with the property. Three kinds of lender finance investment real estate, and each one approves the loan on something different. Lender type | Approves the loan on | Fits best Bank or conventional mortgage | Your tax returns, employment and debt-to-income ratio | Borrowers with strong documented income and only a few financed properties DSCR lender | Whether the rent covers the payment | Long-term rentals, condos and condotels, self-employed investors, LLC borrowers and investors with many loans Hard money or bridge lender | The deal: price, budget and finished value | Fix and flips, rebuilds, ground-up construction and purchases that have to close quickly We offer the second and third kinds. For a home you will live in, a conventional mortgage broker is the right place to go. ## Questions to ask before you pick a lender Oahu property has features that some lenders handle poorly. These questions sort out quickly who can close your deal. - Will you fund the whole renovation? We finance up to 100% of the rehab budget at a 720+ score, paid in draws as work is finished. - Do you understand the rental rules? Outside resort-zoned areas, Honolulu does not allow residential rentals of less than 30 days, and a 2025 city ordinance raises the minimum for many properties to 90 consecutive days. Stays shorter than that are legal mainly in resort districts, such as much of Waikiki, Ko Olina and Turtle Bay, and in units with a nonconforming use certificate or a city registration. Most investor-owned homes on Oahu are therefore underwritten on long-term rent. - Do you use the right tax figure? Honolulu taxes a home its owner does not live in at the Residential rate if it is assessed under $1 million, and in the Residential A class if it is assessed at $1 million or more, where every dollar over $1 million is taxed at more than three times the base rate. Legal vacation rentals fall in their own, higher class. - How do condo fees and leasehold land affect the loan? The full AOAO fee and any lease rent count in the payment, and a leasehold term must run well past the loan. - Will you lend on a condotel or a non-warrantable condo? Yes, through our rental programs. - Will you check my personal income? We do not. There are no tax returns and no employment or debt-to-income review. - Can I close in an LLC, and from the mainland? Yes. We lend to LLCs and to out-of-state owners, and to foreign nationals on rental loans. - How fast can you close? Rental loans take about 30 days, appraisal included. Fix and flip loans average up to 21 days and can close in about 7 days once title and insurance are ready. ## What we finance on Oahu - [Fix and flip loans](https://honolulufixandfliploans.com/fix-and-flip-loans/): up to 90% of the purchase price and 100% of the rehab at a 720+ credit score. - [DSCR rental loans](https://honolulufixandfliploans.com/dscr-rental-loans/) for houses, condos, condotels and legal vacation rentals: up to 85% loan-to-value to buy and 80% on a cash-out refinance, fixed for 5 to 30 years. - [Ground-up construction loans](https://honolulufixandfliploans.com/new-construction-loans/): up to 90% of cost for experienced builders, with the lot included. - [Mid-rehab, portfolio and commercial loans](https://honolulufixandfliploans.com/hard-money-loan-programs/) for projects that need capital to finish, groups of rentals, and multifamily or hospitality property. For neighborhood notes and local rules, see [hard money loans in Honolulu](https://honolulufixandfliploans.com/honolulu-hi/). ## Investment property loans: common questions ### Who is the best lender for an investment property in Honolulu? It depends on the deal. For a renovation, a rebuild or a new home, look for a hard money lender that funds most of the purchase and the work and closes quickly. For a rental you will hold, look for a DSCR lender that qualifies the property on its rent and counts condo fees, Honolulu’s Residential A tax and hurricane insurance correctly. Honolulu Fix and Flip Loans does both and lends only on non-owner-occupied property. It is run by Andrew Shanti, who has worked in lending and real estate since 2005. ### What is a non-owner-occupied loan? It is a loan on a property the borrower will not live in, such as a flip, a rental or a new build for sale. It is a business-purpose loan, approved on the property and the deal, and it is not reported on personal credit like a conventional mortgage. ### Can I get an investment property loan without tax returns? Yes. A DSCR rental loan is approved on whether the rent covers the payment, and a construction or fix and flip loan on the deal. We do not verify income or employment. ### How much do I need to put down on an Oahu rental? As little as 15% with strong credit, since we lend up to 85% loan-to-value on a rental purchase. At a 600 credit score the limit is 70%, so plan on 30%. ### Do you lend on second homes or primary residences? No. We lend on investment property only, and the property cannot be a home you will live in. For a primary residence, talk to a conventional mortgage broker. ### Do you lend on the neighbor islands? Yes. Oahu is our focus, and we also finance investment property on Maui, the Big Island and Kauai, subject to each county’s rental rules. ## Loan programs at a glance Program | Use it for | Top leverage [DSCR rental loans](https://honolulufixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of long-term rentals, condos, condotels and permitted vacation rentals | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://honolulufixandfliploans.com/new-construction-loans/) | Building a home or rental from the ground up, with the lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://honolulufixandfliploans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://honolulufixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Buying an investment property on Oahu? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://honolulufixandfliploans.com/get-pre-qualified/) --- Source: https://honolulufixandfliploans.com/dscr-rental-loans/ Title: DSCR Loans in Honolulu, HI | Oahu Rental Loans up to 85% LTV Summary: DSCR loans for Oahu rental property: up to 85% LTV to buy, 80% cash-out, condos and condotels, no tax returns. From 600 credit. Closes in about 30 days. [Home](https://honolulufixandfliploans.com/) / [Loan programs](https://honolulufixandfliploans.com/hard-money-loan-programs/) / DSCR rental loans # DSCR loans for Oahu rental property Long-term financing approved on what the property earns. Houses, condos, condotels and legal vacation rentals, with no tax returns or employment check. [Get pre-qualified](https://honolulufixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## DSCR loan terms To buy | up to 85% LTV Cash-out refinance | up to 80% LTV Credit scores from | 600 Fixed terms | 5 to 30 years Prepayment choices | 3-year, 5-year or none Typical closing | about 30 days At a 600 score the limit is 70% loan-to-value. Stronger credit qualifies for up to 85% on a purchase. ## DSCR in plain terms DSCR is short for debt service coverage ratio. It answers one question: does the rent pay the mortgage? If it does, the loan can be approved without looking at your personal income. DSCR = monthly rent ÷ monthly payment. The payment counts principal, interest, property taxes, insurance and any association (AOAO) maintenance fees. Rent | Payment | DSCR | Reading $5,200 | $4,000 | 1.30 | Income is 30% above the payment $4,000 | $4,000 | 1.00 | Income equals the payment $3,600 | $4,000 | 0.90 | Income is short; expect less leverage or a higher rate Illustrative figures. We prefer a ratio of 1.0 or higher. A strong borrower can qualify under 1.0 with lower leverage, and there is a no-DSCR option up to 75% loan-to-value at a higher rate. ## Which rent counts on Oahu How a property may legally be rented decides the income we use, and on Oahu that depends on zoning as much as on the property. - Long-term rentals. Leases of six months or a year are the core of the Oahu rental market and are underwritten on the lease or on market rent from the appraisal. Military families, medical staff and local workers keep demand steady. - Vacation rentals in resort zones. Condos and condotels in resort-zoned parts of Waikiki, Ko Olina and Turtle Bay, and units with a nonconforming use certificate, can rent by the night. We use 12 months of rental history or AirDNA projections counted at about 70 to 80%. - Everywhere else. Outside resort-zoned areas, Honolulu does not allow residential rentals of less than 30 days, and a 2025 city ordinance raises the minimum for many properties to 90 consecutive days. Stays shorter than that are legal mainly in resort districts, such as much of Waikiki, Ko Olina and Turtle Bay, and in units with a nonconforming use certificate or a city registration. Most investor-owned homes on Oahu are therefore underwritten on long-term rent. ## What makes the payment higher on Oahu - Property tax. Honolulu taxes a home its owner does not live in at the Residential rate if it is assessed under $1 million, and in the Residential A class if it is assessed at $1 million or more, where every dollar over $1 million is taxed at more than three times the base rate. Legal vacation rentals fall in their own, higher class. Use the rental figure, not the seller’s bill if the seller lived there with a home exemption. - Association fees. Condo maintenance fees on Oahu are high, and many older buildings have raised them or levied special assessments for insurance and repairs. The full fee counts in the payment. - Insurance. Many homeowner policies in Hawaii exclude hurricane damage, which is then written separately. Where flood coverage is required, that premium counts too. Get a full quote, not an estimate. - Leasehold land. Some condos sit on leased land with a monthly lease rent. Lease rent counts in the payment, and the lease must run well past the loan term. Get real figures for each before you make an offer. They decide whether a deal clears 1.0. ## Loan options - Fixed terms from 5 to 30 years. The 10/1 interest-only and the 30-year fully amortized loan are chosen most often. - Qualifying on the interest-only payment is available. - A 3-year or 5-year prepayment penalty. The 5-year option usually prices about 0.25 to 0.5% lower. No penalty is available at a higher rate. - One property or a whole [portfolio](https://honolulufixandfliploans.com/hard-money-loan-programs/#portfolio). ## Refinancing after a renovation or a build If you renovate or build a property and decide to keep it, a DSCR loan replaces the short-term fix and flip or construction loan with long-term debt. A cash-out refinance at up to 80% loan-to-value can hand back much of the cash you put in. ## Documents we ask for - Loan application - Signed purchase contract, or your original settlement statement for a refinance - The lease for a long-term rental, or an income statement or booking history for a legal vacation rental - Two months of bank statements - Insurance and escrow contacts, and someone to let the appraiser in - For a condo: the AOAO budget and any special assessment notices - For an LLC: articles of organization, EIN letter and operating agreement The full list is in our [hard money loan document checklist](https://honolulufixandfliploans.com/hard-money-loans-document-list/). ## DSCR loans: common questions ### What DSCR do you require? We prefer 1.0 or higher, which means the rent covers the full payment. Strong borrowers can qualify below 1.0 with lower leverage, and a no-DSCR program is available up to 75% loan-to-value at a higher rate. ### Can I qualify with Airbnb or VRBO income on Oahu? Only where short stays are legal: resort-zoned areas such as much of Waikiki, Ko Olina and Turtle Bay, and units with a nonconforming use certificate or city registration. There we use 12 months of history or AirDNA projections counted at about 70 to 80%. Elsewhere we use long-term rent. ### Do condo maintenance fees count in the DSCR? Yes. The full monthly AOAO fee is part of the payment, along with any special assessment you will be paying, so a high fee can push a deal below 1.0. ### Do you lend on condotels in Waikiki? Yes, through our rental programs, including non-warrantable condos and condotels. Income is counted from rental history or projections. ### What credit score is needed for a DSCR loan? The minimum is 600, at up to 70% loan-to-value. Higher scores qualify for up to 85% of the purchase price. ### Do you look at my tax returns or job? No. A DSCR loan is approved on the property’s rental income. There is no employment, tax return or debt-to-income review. ### Does the loan appear on my personal credit? No. These are business-purpose loans and are not reported on your personal credit like a conventional mortgage. There is no cap on how many properties we will finance for you. ## Buying or refinancing an Oahu rental? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://honolulufixandfliploans.com/get-pre-qualified/) --- Source: https://honolulufixandfliploans.com/new-construction-loans/ Title: Construction Loans in Honolulu, HI | Up to 90% of Cost Summary: Ground-up construction loans on Oahu for new homes, rebuilds and ADUs. Up to 90% of cost for experienced builders, lot included, first-time builder programs. [Home](https://honolulufixandfliploans.com/) / [Loan programs](https://honolulufixandfliploans.com/hard-money-loan-programs/) / Construction loans # Ground-up construction loans on Oahu Financing to build from the ground up, lot included: new homes, tear-down rebuilds on older lots, and additional dwelling units. Experienced builders can borrow up to 90% of the total project cost. [Get pre-qualified](https://honolulufixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## Construction loan terms Experienced builders | up to 90% of cost Standard | up to 85% of cost Limit on finished value | 70 to 75% Lot cost financed | up to 70% First-time builders | programs available Smallest loan | $75,000 Builders with fewer recent projects, and smaller markets, are usually limited to 80% of cost. ## Two limits decide the loan Loan-to-cost measures the loan against what you spend on the lot and the build. Loan-to-value measures it against what the finished property will be worth. A construction loan has to fit inside both. - The lot: up to 70% of what you paid can be financed. - The whole project: normally up to 85% of cost. - Experienced builders in major markets: up to 90% of cost. - Less active builders and smaller markets: usually up to 80% of cost. - Always: no more than 70 to 75% of the finished value. ### Example Lot with an older house to remove | $900,000 Construction budget | $700,000 Total cost | $1,600,000 Finished value | $2,250,000 85% of cost | $1,360,000 90% of cost, experienced builder | $1,440,000 75% of finished value, the ceiling | $1,687,500 For illustration only. Both loan amounts sit under the $1,687,500 ceiling. ## Who qualifies Your record sets your leverage. Builders with completed projects get the most. First-time builders are not shut out: we have programs for them too. ## Building on Oahu - Permit timelines. New-home and rebuild permits from the Department of Planning and Permitting can take months. Plan the schedule, and the loan term, around a realistic permit date. - Additional dwelling units. Honolulu allows an additional dwelling unit on many residential lots that meet size and infrastructure rules. An ADU can add rental income or value, so confirm eligibility for the specific lot before you design. - Tear-down rebuilds. Many Oahu projects replace an older single-wall house on an established lot. Check setbacks, height limits and any special district rules first. - Shipping and labor costs. Most materials arrive by sea, and skilled trades are in demand. Build contingency into the budget. - Flood elevation. In a FEMA flood zone the finished floor has to meet the required elevation, which can add foundation cost. Get the base flood elevation before you finalize plans. ## From construction loan to rental loan Many investors build to keep. When the home is finished and leased, a [DSCR rental loan](https://honolulufixandfliploans.com/dscr-rental-loans/) pays off the construction loan and replaces it with long-term debt. ## Finishing a stalled build A construction completion loan lends against the project as it stands today and adds what is needed to finish it. ## Documents we ask for - Loan application and personal financial statement - A line-item construction budget with a clear scope of work. Draws are paid against it - Plans, drawings and permit status - Your general contractor’s license, workers’ compensation certificate and recent completed projects - Your own projects from the last 2 years, with settlement statements - Two months of bank statements showing reserves - Insurance and escrow contacts The full list is in our [hard money loan document checklist](https://honolulufixandfliploans.com/hard-money-loans-document-list/). ## Construction loans: common questions ### How much of a new build will you finance on Oahu? Normally up to 85% of the total project cost, and up to 90% for experienced builders in major markets. The loan must also stay within 70 to 75% of the finished value. ### Is the lot included? Yes. Up to 70% of the lot cost can be financed, as long as the total loan stays inside the loan-to-cost limit. ### Do you finance additional dwelling units? Yes, as a construction loan on an investment property. Confirm that the lot qualifies for an ADU under Honolulu’s rules before you design it. ### Will you lend to someone building for the first time? Yes, we have first-time builder programs. Leverage rises with a record of completed projects. ### Can you fund a build that has stopped part-way? Yes. A construction completion loan is based on the current as-is value plus the cost to finish. ## Have a lot and a set of plans? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://honolulufixandfliploans.com/get-pre-qualified/) --- Source: https://honolulufixandfliploans.com/fix-and-flip-loans/ Title: Fix and Flip Loans in Honolulu, HI | 90% + 100% Rehab Summary: Fix and flip loans on Oahu: up to 90% of purchase and 100% of rehab, interest only, no prepayment penalty. Can close in about 7 days. From 600 credit. [Home](https://honolulufixandfliploans.com/) / [Loan programs](https://honolulufixandfliploans.com/hard-money-loan-programs/) / Fix and flip loans # Fix and flip loans in Honolulu and on Oahu Bridge financing for investors who buy, renovate and resell. One loan covers up to 90% of the purchase and the entire rehab budget. [Get pre-qualified](https://honolulufixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## Fix and flip loan terms Purchase financed | up to 90% Rehab financed | up to 100% Cap on after-repair value | 70 to 75% Credit scores from | 600 Term | 6 to 24 months Payments | interest only Average closing | 21 days or less The 90% and 100% figures apply at a 720+ credit score. Below that, leverage and pricing adjust down to a 600 minimum. ## How the loan amount is worked out The loan is built from two numbers. The first is a share of what you pay for the property. The second is your renovation budget, which is held back and paid out in draws as each stage of work is finished. The two together are limited to 70 to 75% of the after-repair value (ARV): the price the property should bring once the work is complete. ### Example You buy the house for | $850,000 Your rehab budget is | $180,000 Expected resale value (ARV) | $1,350,000 90% of the purchase | $765,000 100% of the rehab | $180,000 Loan amount | $945,000 75% of ARV, the ceiling | $1,012,500 Down payment, before closing costs | $85,000 For illustration only. $945,000 is below the $1,012,500 ceiling, so the whole loan is available. ## How experience and credit change the terms - First deal? You can still qualify. A new investor with a 720+ score is eligible for the full 90% and 100%. - Five or more flips in the past two years? You can close with no inspection and no appraisal, up to 75% of ARV. - Score under 720? Programs run down to 600, with less leverage. Experience is counted as properties you bought and sold in the past 24 months that were acquired within the past 36 months. ## Built around a resale - Interest-only payments while you renovate - 6 to 24 month terms - No prepayment penalty: pay off the day you sell - No income or job verification ## When a project stalls: mid-rehab loans If a renovation is under way and the money has run out, a mid-rehab loan lends on the property as it stands today and adds the funds to finish. ## What an Oahu flip involves - Permits take time. Building permits from the City’s Department of Planning and Permitting can take months for work that changes structure, plumbing or electrical. Get your design professional and contractor to estimate the permit timeline, and carry that time in your budget. - Older single-wall and plantation-era houses. Much of Oahu’s housing stock was built before the 1980s, often with single-wall construction, termite damage and undersized electrical. Order a termite inspection early and price what it finds. - Unpermitted work. Enclosed carports, added bedrooms and converted garages are common. A buyer’s lender or appraiser may not count them, so plan to permit or remove them. - Flood and coastal areas. Parts of Waikiki, Kakaako, Ewa Beach, Kailua and the North Shore are in FEMA flood zones. Check the zone before you buy, and in a flood zone, a large renovation can trigger the rule that the house be brought up to current flood standards. - Where the deals are. Older neighborhoods in Kalihi, Kaimuki, Pearl City, Waipahu, Wahiawa and Kaneohe have the housing stock most flips start from. ## Documents we ask for - Loan application - Signed purchase contract, or the settlement statement from your purchase if you are refinancing - A rehab budget broken into line items with a clear scope of work - Contact details for your insurance agent and escrow company - For an LLC: articles of organization, EIN letter and operating agreement - For experienced investors: your projects from the last 3 years with settlement statements The full list is in our [hard money loan document checklist](https://honolulufixandfliploans.com/hard-money-loans-document-list/). ## Fix and flip loans: common questions ### How much of a fix and flip will you finance in Honolulu? As much as 90% of the purchase price and 100% of the renovation budget, provided the total loan is no more than 70 to 75% of the after-repair value. Those figures apply to borrowers with a credit score of 720 or higher. ### How quickly can a fix and flip loan close on Oahu? The average is up to 21 days. Once title work and insurance are ready, a loan can close in about 7 days. Hawaii closings are handled by an escrow company. ### Do I need flipping experience? No. First-time investors can qualify. Investors who have completed 5 or more flips in the past 2 years get a shorter process with no inspection or appraisal. ### How do permit delays affect a flip loan? They extend the time you carry the loan. Our flip loans run 6 to 24 months, so choose a term that covers a realistic permit timeline as well as the construction itself. ### Will I pay a penalty for paying the loan off early? No. Fix and flip loans carry no prepayment penalty. ### Can I renovate a house and keep it as a rental instead of selling? Yes. When the work is done, a DSCR rental loan can replace the fix and flip loan, with a cash-out refinance at up to 80% loan-to-value. ### Can I use a fix and flip loan on a house I will live in? No. We lend on investment property only. ## Under contract on a flip? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://honolulufixandfliploans.com/get-pre-qualified/) --- Source: https://honolulufixandfliploans.com/hard-money-loan-programs/ Title: Hard Money Loan Programs in Honolulu | Flip, DSCR, Build Summary: Compare six loan programs for Oahu real estate investors: fix and flip, DSCR rental loans, ground-up construction, mid-rehab, portfolio and commercial. [Home](https://honolulufixandfliploans.com/) / Loan programs # Hard money loan programs for Oahu investors Six loan types for investment real estate in Hawaii: short-term fix and flip and construction loans, DSCR rental loans with terms up to 30 years, and mid-rehab, portfolio and commercial loans. ## Compare the programs Program | Use it for | Top leverage | Approved on [Fix and flip loans](https://honolulufixandfliploans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value | The deal: price, rehab budget and resale value [DSCR rental loans](https://honolulufixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of long-term rentals, condos, condotels and permitted vacation rentals | 85% loan-to-value to buy, 80% on a cash-out refinance | Whether the rent covers the payment [Ground-up construction loans](https://honolulufixandfliploans.com/new-construction-loans/) | Building a home, a rebuild or an additional dwelling unit, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value | Budget, finished value and your building record Mid-rehab loans | Completing a renovation or build that has run short of funds | The current as-is value plus the cost to finish | As-is value and remaining scope Portfolio loans | A group of rentals under one note and one payment | 80% to buy or refinance, 75% on a cash-out | Rent across the whole group Commercial loans | Multifamily, hospitality, office, industrial and retail | Priced per deal | The property and its income Actual leverage depends on credit, track record, property type and location. Loan sizes run from $75,000 to more than $10 million. ## Fix and flip loans Interest-only bridge loans for buying and renovating a property to sell. At a 720+ credit score we finance up to 90% of the price and all of the rehab, within 70 to 75% of the after-repair value. Investors with 5 or more flips in the past 2 years close without an inspection or appraisal. Scores down to 600 qualify at lower leverage. [More on fix and flip loans](https://honolulufixandfliploans.com/fix-and-flip-loans/) ## DSCR rental loans Fixed-rate loans for rental property, approved on the debt service coverage ratio and not on your own income. We lend up to 85% loan-to-value on a purchase and 80% on a cash-out refinance, on single-family rentals, small multifamily, condos, condotels, legal vacation rentals and property owned by foreign nationals. [More on DSCR rental loans](https://honolulufixandfliploans.com/dscr-rental-loans/) ## Ground-up construction loans Financing to build at up to 90% of cost for experienced builders, inside 70 to 75% of the finished value, with up to 70% of the lot cost included. That covers new homes, tear-down rebuilds and additional dwelling units. First-time builder programs are available. [More on construction loans](https://honolulufixandfliploans.com/new-construction-loans/) ## Mid-rehab and completion loans Capital to finish a renovation or a build that has already started. The loan is sized on the new as-is value plus the remaining cost. Projects that stalled waiting on a permit or ran over budget are a common fit. ## Portfolio loans One loan across several rentals. Leverage follows the single-property rental terms: up to 80% loan-to-value to purchase or refinance, and up to 75% for a cash-out. - A single closing and a single monthly payment, which trims title and closing costs - A 120% partial release, so one property can be sold or refinanced out of the group later - Many investors divide a portfolio into holds and sales and finance each group separately ## Commercial loans Multifamily, hospitality, professional office, industrial and retail shopping centers. Every commercial loan is priced on its own facts. Larger commercial loans can involve upfront costs, and we spell those out before you commit. ## True of every program - For investment property. We do not finance a home you will live in - No employment or debt-to-income review - As a rule, nothing to pay upfront apart from the appraisal, which goes to the appraiser - Not reported on your personal credit, and no cap on the number of loans - Terms from 6 months to 30 years ## Not sure which loan fits? Describe the property and what you want to do with it. We will point you to the right program and quote the leverage and pricing. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://honolulufixandfliploans.com/get-pre-qualified/) --- Source: https://honolulufixandfliploans.com/about-us/ Title: About Honolulu Fix and Flip Loans | Andrew Shanti Summary: Honolulu Fix and Flip Loans is the Hawaii division of Optimus Capital Corp, run by Andrew Shanti, in lending and real estate since 2005. [Home](https://honolulufixandfliploans.com/) / About # About Honolulu Fix and Flip Loans The Hawaii division of Optimus Capital Corp, a relationship-driven hard money lender that works only with real estate investors. ## Who we are Honolulu Fix and Flip Loans lends to real estate investors in Honolulu and across Oahu, from town and Waikiki to Kailua, Kaneohe, Central Oahu and the Ewa plain, and on the neighbor islands. We are part of Optimus Capital Corp, a nationwide hard money lender, which gives Oahu investors a lender that knows the local rules and has the lending capacity of a national company. We finance fix and flips, long-term rentals, condos and condotels, legal vacation rentals, new construction, rental portfolios and commercial property. We do not finance homes that the borrower will live in. ## How we work Lending here is built on relationships. You get a clear answer on what a deal qualifies for, a loan that is pre-underwritten in-house so it funds right the first time, and a second set of eyes on your numbers before you commit to them. - Fix and flip loans average up to 21 days and can close in about 7 days once title and insurance are ready - Rental loans close in about 30 days, appraisal included - We go through the price, the budget or income, and the exit with you - No limit on how many loans one investor can hold with us ## About Optimus Capital Corp Our parent company, [Optimus Capital Corp](https://www.optimuscapitalcorp.com/), is a best-in-class, relationship-driven lender that works exclusively with real estate investors. Optimus Capital was founded in 2015 and is one of the only hard money lenders in the country that maintains a 5-star review rating. Our business model is based on the Golden Rule: do right by others over the long term. We want to knock it out of the park for you. We are a lender that has your back, with the right capital in place to get your loan over the finish line. Learn more about our parent company at [optimuscapitalcorp.com](https://www.optimuscapitalcorp.com/). ## Your lender ### Andrew Shanti Senior Vice President Andrew has worked in lending and real estate since 2005 as a principal, executive and investor, across residential and commercial property. His background includes off-market commercial real estate, where he has facilitated more than $25 billion in offers for clients that include high net worth individuals and hedge funds. Away from work, Andrew hangs out with his Rhodesian Ridgeback, Harley, and his Goldendoodle, Brodie, and spends time with his wife and their four cats, two guinea pigs and two rabbits. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [LinkedIn](https://www.linkedin.com/in/andrew-shanti-6a07631a/) ## What clients say about Andrew Andrew Shanti with Optimus Capital has been exceptional to work with. Over the past several years, I have closed numerous transactions with Andrew on behalf of sophisticated real estate investors, and his performance has been consistently outstanding. [...] Every transaction I have been involved with Andrew at Optimus Capital has closed, including many requiring thoughtful structuring and creative solutions due to their challenging nature. Maria McKee, Premier Sotheby’s International Realty, Google review of Optimus Capital Just completed a rental portfolio refi with Optimus. Andrew and Daisy were amazing to work with and helped me work through every challenge quickly and with clear understanding. Zachary Hagan, Google review of Optimus Capital These reviews were left for Optimus Capital, our parent company, about Andrew Shanti. [Read all of the Optimus Capital reviews on Google](https://www.google.com/maps?cid=16792545801423268972). ## Loan programs Program | Use it for | Top leverage [DSCR rental loans](https://honolulufixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of long-term rentals, condos, condotels and permitted vacation rentals | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://honolulufixandfliploans.com/new-construction-loans/) | Building a home or rental from the ground up, with the lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://honolulufixandfliploans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://honolulufixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Talk to Andrew about your deal Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://honolulufixandfliploans.com/get-pre-qualified/) --- Source: https://honolulufixandfliploans.com/faq/ Title: Hard Money & Fix and Flip Loan FAQ for Oahu Investors Summary: Answers on hard money, fix and flip and DSCR loans in Honolulu: credit scores, rental rules, condo fees, property tax, condotels and closing times. [Home](https://honolulufixandfliploans.com/) / FAQ # Hard money, fix and flip and DSCR loans on Oahu: your questions answered How investment property lending works in Honolulu and across Hawaii: what we finance, what it costs to start, credit, rentals, local rules, timing and loan size. ## Getting started ### What is a hard money loan? It is a mortgage on an investment property that is funded by private institutional investors, not a bank. The decision is based on the property and the deal: its value after renovation or construction, or whether its rent covers the payment. Your job history and debt-to-income ratio are not reviewed. ### Who is Honolulu Fix and Flip Loans? Honolulu Fix and Flip Loans is the Hawaii division of Optimus Capital Corp, a nationwide hard money lender that works only with real estate investors. It is run by Andrew Shanti, Senior Vice President, who has worked in lending and real estate since 2005. ### Where do you lend? Our focus is Oahu: Honolulu and Waikiki, Kailua, Kaneohe, Pearl City, Waipahu, Mililani, Kapolei and Ewa Beach. We also lend on Maui, the Big Island and Kauai, and through Optimus Capital Corp in other states. ### What loans do you offer? Fix and flip loans, DSCR loans for rental property, ground-up construction loans, mid-rehab and completion loans, rental portfolio loans, and commercial loans on multifamily, hospitality, office, industrial and retail property. ### Who is the best lender for a fix and flip in Honolulu? Choose a lender that funds most of the purchase and all of the renovation, pays draws promptly, and allows a term long enough for Honolulu permit timelines. We lend up to 90% of the purchase and 100% of the rehab on terms of 6 to 24 months. See [investment property loans in Honolulu](https://honolulufixandfliploans.com/investment-property-loans-honolulu/). ### What does non-owner-occupied mean? It means the borrower will not live in the property. Flips, rentals and new builds for sale are non-owner-occupied, and they are financed with business-purpose loans. Every loan we make is on non-owner-occupied property. ### Will you finance a home I plan to live in? No. We lend on investment property only. The exception is commercial property occupied by the owner’s business. For a primary residence, a conventional NMLS-licensed mortgage broker is the right place to go. ## Cost, credit and qualifying ### Do I pay anything upfront? As a rule, no, except on large commercial loans. The one cost before closing on most loans is the appraisal, which you pay to the appraisal company. ### What credit score do I need? Programs begin at a 600 score. Fix and flip loans start at 600 with reduced leverage, while the best terms, 90% of purchase and 100% of rehab, are for scores of 720 or higher. Rental loans are available at 600 with up to 70% loan-to-value. ### Do you verify income or employment? No. We look at three things: enough cash to buy and carry the property, a property that can cover its payment now or once the work is finished, and a credit record that shows debts are paid on time. ### Will the loan show on my credit report? No. These are business-purpose loans and are not reported on personal credit like a conventional mortgage. ### How many loans can I have with you? As many as your deals support. There is no limit on the number of properties we will finance for one investor. ### Can my LLC be the borrower? Yes. We will need the articles of organization, the IRS EIN letter, a signed operating agreement showing each member’s share and, if the LLC is over a year old, a certificate of good standing. ### I live on the mainland. Can I borrow on an Oahu property? Yes. You can borrow in your own name or through an LLC. If you are not a Hawaii resident, ask your escrow company about HARPTA withholding when you later sell. ## Oahu rentals and DSCR loans ### What is a DSCR loan? A DSCR loan is approved on the debt service coverage ratio: the rent divided by the full monthly payment. We prefer 1.0 or higher. Strong borrowers can qualify below 1.0 with lower leverage, and a no-DSCR program exists at a higher rate. ### Can an investor run a short-term rental on Oahu? Outside resort-zoned areas, Honolulu does not allow residential rentals of less than 30 days, and a 2025 city ordinance raises the minimum for many properties to 90 consecutive days. Stays shorter than that are legal mainly in resort districts, such as much of Waikiki, Ko Olina and Turtle Bay, and in units with a nonconforming use certificate or a city registration. Most investor-owned homes on Oahu are therefore underwritten on long-term rent. Check the specific address with the Department of Planning and Permitting before you buy. ### Do you finance condotels and vacation rental condos in Waikiki? Yes, where the building is in a resort-zoned area or the unit otherwise may legally rent by the night. Income is counted from 12 months of history or AirDNA projections at about 70 to 80%. ### Does property tax affect my loan? Yes. Property tax is part of the monthly payment used in the DSCR. Honolulu taxes a home its owner does not live in at the Residential rate if it is assessed under $1 million, and in the Residential A class if it is assessed at $1 million or more, where every dollar over $1 million is taxed at more than three times the base rate. Legal vacation rentals fall in their own, higher class. ### Do condo fees affect my loan? Yes. The full AOAO maintenance fee, and any special assessment you will pay, count in the payment. Ask for the association budget and recent meeting minutes before you buy. ### Do taxes on rental income count in the payment? No. Hawaii’s general excise tax and transient accommodations taxes are paid on rental income, not on the property, so they are not part of the DSCR payment. Your rental income projections should still account for them. ### Do you lend to foreign nationals? Yes, through our rental loan programs. ## Timing and loan size ### How quickly can you close? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. ### Who handles the closing? In Hawaii an escrow company handles the closing. Have yours chosen when you apply. ### What are the smallest and largest loans? The minimum is $75,000. The maximum is more than $10 million. ### How long are the terms? From 6 months to 30 years. Fix and flip loans are 6 to 24 months with interest-only payments. Rental loans are fixed for 5 to 30 years. ### Are there prepayment penalties? Not on fix and flip loans. Rental loans come with a 3-year or 5-year prepayment penalty, the 5-year usually priced about 0.25 to 0.5% lower, or with no penalty at a higher rate. Something we did not cover? Call (954) 598-4564 or email andrew@optimuscapitalcorp.com. ## Have an Oahu deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://honolulufixandfliploans.com/get-pre-qualified/) --- Source: https://honolulufixandfliploans.com/contact/ Title: Contact Honolulu Fix and Flip Loans | Tell Us About Your Deal Summary: Call (954) 598-4564 or get pre-qualified online. Tell us the property and your plan and we will reply with leverage and pricing. No obligation. [Home](https://honolulufixandfliploans.com/) / Contact # Tell us about your deal Share the property and your plan, and we will come back with leverage and pricing. There is no obligation. ## Reach us directly - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://honolulufixandfliploans.com/get-pre-qualified/) ## Useful to have ready - Property address and type, and whether it is fee simple or leasehold - Purchase price, or today’s value if you are refinancing - Rehab or construction budget, if there is one - The lease, rental history or projected rent, for a rental - A rough credit score and how many deals you have done ## After you send the form - You receive an email confirming your details reached us. - We follow up with a text message. - Andrew or a member of the Optimus Capital team calls to talk through your scenario. We lend on investment property in Honolulu, across Oahu and on the neighbor islands. We do not finance homes the borrower will live in. ## Deal form By sending the form you agree to be contacted about your request. See the [privacy policy](https://optimuscapitalcorp.com/privacy-policy). --- Source: https://honolulufixandfliploans.com/areas-we-serve/ Title: Areas We Serve | Honolulu, Oahu & the Hawaiian Islands Summary: Hard money, fix and flip and DSCR loans in Honolulu, Kailua, Kaneohe, Pearl City, Waipahu, Mililani, Kapolei, Ewa Beach and across Hawaii. [Home](https://honolulufixandfliploans.com/) / Areas we serve # Where we lend: Oahu and the rest of Hawaii Oahu is our focus: urban Honolulu and Waikiki, the Windward side, Central Oahu and the Ewa plain. We finance investment property on the neighbor islands too. ## Local guides Market | Part of the island | What investors buy there [Honolulu](https://honolulufixandfliploans.com/honolulu-hi/) | Town and Waikiki | Condos and condotels, older homes in Kaimuki, Kalihi and Manoa to renovate, small multifamily [Kailua](https://honolulufixandfliploans.com/kailua-hi/) | Windward | Higher-priced homes near the beach, rebuilds and long-term rentals [Kaneohe](https://honolulufixandfliploans.com/kaneohe-hi/) | Windward | Older single-family homes to renovate, rentals near Marine Corps Base Hawaii [Pearl City](https://honolulufixandfliploans.com/pearl-city-hi/) | Central and Pearl Harbor | Hillside homes and condos, rentals near Joint Base Pearl Harbor-Hickam [Waipahu](https://honolulufixandfliploans.com/waipahu-hi/) | Central and Leeward | Older plantation-era homes, multi-generational rentals, flips near the rail line [Mililani](https://honolulufixandfliploans.com/mililani-hi/) | Central | Planned-community homes and townhouses, rentals near Schofield Barracks [Kapolei](https://honolulufixandfliploans.com/kapolei-hi/) | Leeward | Newer homes in master-planned communities, resort condos at Ko Olina [Ewa Beach](https://honolulufixandfliploans.com/ewa-beach-hi/) | Ewa plain | New subdivisions, long-term rentals and older homes near the coast ## Anywhere in Hawaii You do not need to be in one of those markets. We lend across Oahu, from the North Shore to Hawaii Kai, and on Maui, the Big Island and Kauai. Through Optimus Capital Corp we also finance property on the mainland. ## What to know about lending here - Rental rules are set by zoning. Outside resort-zoned areas, Honolulu does not allow residential rentals of less than 30 days, and a 2025 city ordinance raises the minimum for many properties to 90 consecutive days. Stays shorter than that are legal mainly in resort districts, such as much of Waikiki, Ko Olina and Turtle Bay, and in units with a nonconforming use certificate or a city registration. Most investor-owned homes on Oahu are therefore underwritten on long-term rent. - Property tax on rentals. Honolulu taxes a home its owner does not live in at the Residential rate if it is assessed under $1 million, and in the Residential A class if it is assessed at $1 million or more, where every dollar over $1 million is taxed at more than three times the base rate. Legal vacation rentals fall in their own, higher class. - Condo fees and leasehold land. Association fees, special assessments and any lease rent all count in the monthly payment. - Insurance. Hurricane coverage is often a separate policy, and coastal parts of the island are in FEMA flood zones. Both belong in the payment. - Permits. Renovations that need a building permit can take months to approve. Choose a loan term that covers it. - Closings. Hawaii closings are handled by an escrow company. Have yours chosen when you apply. ## Loan programs available everywhere we lend Program | Use it for | Top leverage [DSCR rental loans](https://honolulufixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of long-term rentals, condos, condotels and permitted vacation rentals | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://honolulufixandfliploans.com/new-construction-loans/) | Building a home or rental from the ground up, with the lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://honolulufixandfliploans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://honolulufixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Have an Oahu deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://honolulufixandfliploans.com/get-pre-qualified/) --- Source: https://honolulufixandfliploans.com/get-pre-qualified/ Title: Get Pre-Qualified | Honolulu Fix and Flip Loans Summary: Get pre-qualified for a fix and flip, DSCR rental or construction loan on your Oahu or Hawaii investment property. No cost, no obligation. [Home](https://honolulufixandfliploans.com/) / Get pre-qualified # Get pre-qualified Tell us about the property and your plan. Andrew Shanti will review it and come back to you with the leverage and pricing your deal qualifies for. There is no cost and no obligation. Full name (required) Email (required) Phone (required) Loan type (required)Select oneFix and flipDSCR rental loan: purchaseDSCR rental loan: cash-out refinanceGround-up constructionPortfolio or commercialNot sure yet Property city and state Purchase price or current value Estimated credit scoreSelect one720 or higher680 to 719640 to 679600 to 639Below 600Not sure Investment deals in the last 2 yearsSelect oneNone yet1 to 23 to 45 or more Anything else we should know? Get pre-qualified ## Thank you. Your request is in. Andrew will review your deal and get back to you with the leverage and pricing it qualifies for. For anything urgent, call (954) 598-4564. ## What happens next - Your details go straight to Andrew. - He reviews the deal and runs the numbers. - You hear back with the leverage and pricing available, and the next steps. ## Prefer to talk? - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com We lend on non-owner-occupied investment property in Honolulu, across Oahu and on the neighbor islands. We do not finance homes the borrower will live in. --- Source: https://honolulufixandfliploans.com/honolulu-hi/ Title: Honolulu, HI Hard Money & Fix and Flip Loans | Oahu Summary: Fix and flip, DSCR rental and construction loans for Honolulu, HI investors. 90% of purchase and 100% of rehab on flips, up to 85% LTV on rentals. [Home](https://honolulufixandfliploans.com/) / [Areas we serve](https://honolulufixandfliploans.com/areas-we-serve/) / Honolulu # Hard money and fix and flip loans in Honolulu, HI Loans for condo and condotel purchases, older homes to renovate, small multifamily and rebuilds, from Kalihi to Hawaii Kai. [Get pre-qualified](https://honolulufixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## The Honolulu market for investors Urban Honolulu holds most of the island’s jobs, its hospitals, the University of Hawaii at Manoa and nearly all of its visitor accommodation in Waikiki. Rental demand comes from all of them, and the housing stock runs from high-rise condos in Waikiki and Kakaako to older single-family homes in the valleys and on the ridges. Investors buy condos and condotels to rent, renovate older homes in established neighborhoods, and replace small houses on large lots with new homes. Waikiki is the main place on the island where short stays are legal, because much of it is zoned for resort use. ## Areas investors ask about - Waikiki: condotels and resort-zoned condos that may rent by the night, plus apartment-zoned buildings that may not - Kakaako and Ala Moana: newer high-rise condos popular with long-term renters - Kaimuki, Palolo and Manoa: older homes to renovate, close to the university and town - Kalihi, Liliha and Nuuanu: older homes and small multifamily at lower prices - Aina Haina and Hawaii Kai: higher-priced homes and rebuild opportunities in East Honolulu ## Plan for these on a Honolulu deal - In Waikiki, confirm whether a building is resort-zoned or apartment-zoned before you count on nightly income. Outside resort-zoned areas, residential rentals on Oahu must run at least 30 days, and a 2025 ordinance raises that to 90 days for many properties. Underwrite on long-term rent unless the property may legally rent for shorter stays. - Condo maintenance fees, special assessments and leasehold lease rent all count in the payment. Ask for the association budget and minutes. - Older high-rises built before modern fire codes may face sprinkler retrofits and higher insurance costs. Ask what the association is planning. - Renovations that change structure, plumbing or electrical need a building permit from the Department of Planning and Permitting, which can take months. Choose a loan term that covers it. - A home the owner does not live in is taxed at the Residential rate if assessed under $1 million, and in the higher Residential A class at $1 million or more. Use the rental figure, not the seller’s bill, when you calculate the DSCR. ## Loans available in Honolulu Program | Use it for | Top leverage [DSCR rental loans](https://honolulufixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of long-term rentals, condos, condotels and permitted vacation rentals | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://honolulufixandfliploans.com/new-construction-loans/) | Building a home or rental from the ground up, with the lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://honolulufixandfliploans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://honolulufixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Honolulu hard money loans: common questions ### Do you offer hard money loans in Honolulu? Yes. Honolulu is our focus market. We finance fix and flips at up to 90% of purchase and 100% of rehab, rentals at up to 85% loan-to-value, and ground-up construction at up to 90% of cost for experienced builders. ### Do you lend on Waikiki condotels? Yes, through our rental programs, including non-warrantable condos and condotels in resort-zoned buildings. Income is counted from rental history or AirDNA projections at about 70 to 80%. ### Do you lend on leasehold condos? Tell us early if a condo is leasehold. The lease rent counts in the payment, and the land lease must run well past the end of the loan. ### How fast can a loan close in Honolulu? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are handled by a Hawaii escrow company. ## Other markets we serve - [Kailua](https://honolulufixandfliploans.com/kailua-hi/) - [Kaneohe](https://honolulufixandfliploans.com/kaneohe-hi/) - [Pearl City](https://honolulufixandfliploans.com/pearl-city-hi/) - [Waipahu](https://honolulufixandfliploans.com/waipahu-hi/) - [Mililani](https://honolulufixandfliploans.com/mililani-hi/) - [Kapolei](https://honolulufixandfliploans.com/kapolei-hi/) - [Ewa Beach](https://honolulufixandfliploans.com/ewa-beach-hi/) - [All service areas](https://honolulufixandfliploans.com/areas-we-serve/) ## Looking at a property in Honolulu? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://honolulufixandfliploans.com/get-pre-qualified/) --- Source: https://honolulufixandfliploans.com/kailua-hi/ Title: Kailua, HI Hard Money & Fix and Flip Loans | Oahu Summary: Fix and flip, DSCR rental and construction loans for Kailua, HI investors. 90% of purchase and 100% of rehab on flips, up to 85% LTV on rentals. [Home](https://honolulufixandfliploans.com/) / [Areas we serve](https://honolulufixandfliploans.com/areas-we-serve/) / Kailua # Hard money and fix and flip loans in Kailua, HI Financing for beach-town homes, rebuilds and long-term rentals on the Windward side. [Get pre-qualified](https://honolulufixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## The Kailua market for investors Kailua is one of the most sought-after towns on Oahu, with its beaches, a walkable town center and a short drive over the Pali to downtown Honolulu. Prices are among the highest on the island, and long-term rentals attract families, professionals and military households from nearby Marine Corps Base Hawaii. Investors renovate and resell older homes, replace small houses with new ones, and hold long-term rentals. Kailua has been at the center of Oahu’s debate over vacation rentals, and investors should expect strict enforcement of the minimum rental period. ## Areas investors ask about - Near the beach and Lanikai: premium homes, rebuilds and some of the island’s highest values - Coconut Grove and Enchanted Lake: single-family homes to renovate and rent - Maunawili and the back of the valley: larger lots and older homes ## Plan for these on a Kailua deal - Outside resort-zoned areas, residential rentals on Oahu must run at least 30 days, and a 2025 ordinance raises that to 90 days for many properties. Underwrite on long-term rent unless the property may legally rent for shorter stays. - Low-lying areas near the canals and beach are in flood zones. Check the flood zone and get flood and hurricane insurance quotes before you make an offer. Where coverage is required, the premium is part of the payment. - With high land values, rebuilds and additional dwelling units can make sense. Confirm the lot’s eligibility with the city first. - A home the owner does not live in is taxed at the Residential rate if assessed under $1 million, and in the higher Residential A class at $1 million or more. Use the rental figure, not the seller’s bill, when you calculate the DSCR. ## Loans available in Kailua Program | Use it for | Top leverage [DSCR rental loans](https://honolulufixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of long-term rentals, condos, condotels and permitted vacation rentals | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://honolulufixandfliploans.com/new-construction-loans/) | Building a home or rental from the ground up, with the lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://honolulufixandfliploans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://honolulufixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Kailua hard money loans: common questions ### Do you finance flips in Kailua? Yes, at up to 90% of the purchase price and 100% of the rehab, within 70 to 75% of the after-repair value, at a 720+ credit score. ### Can I rent a Kailua house to vacationers? Generally not for stays shorter than the city minimum, unless the property holds a nonconforming use certificate or registration. Most Kailua investment homes are underwritten on long-term rent. ### How fast can a loan close in Kailua? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are handled by a Hawaii escrow company. ## Other markets we serve - [Honolulu](https://honolulufixandfliploans.com/honolulu-hi/) - [Kaneohe](https://honolulufixandfliploans.com/kaneohe-hi/) - [Pearl City](https://honolulufixandfliploans.com/pearl-city-hi/) - [Waipahu](https://honolulufixandfliploans.com/waipahu-hi/) - [Mililani](https://honolulufixandfliploans.com/mililani-hi/) - [Kapolei](https://honolulufixandfliploans.com/kapolei-hi/) - [Ewa Beach](https://honolulufixandfliploans.com/ewa-beach-hi/) - [All service areas](https://honolulufixandfliploans.com/areas-we-serve/) ## Looking at a property in Kailua? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://honolulufixandfliploans.com/get-pre-qualified/) --- Source: https://honolulufixandfliploans.com/kaneohe-hi/ Title: Kaneohe, HI Hard Money & Fix and Flip Loans | Oahu Summary: Fix and flip, DSCR rental and construction loans for Kaneohe, HI investors. 90% of purchase and 100% of rehab on flips, up to 85% LTV on rentals. [Home](https://honolulufixandfliploans.com/) / [Areas we serve](https://honolulufixandfliploans.com/areas-we-serve/) / Kaneohe # Hard money and fix and flip loans in Kaneohe, HI Loans for older homes to renovate, long-term rentals and rebuilds near Kaneohe Bay. [Get pre-qualified](https://honolulufixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## The Kaneohe market for investors Kaneohe is the largest town on the Windward side, set between the Koolau mountains and Kaneohe Bay. Its housing stock is older and generally priced below Kailua, and Marine Corps Base Hawaii on the Mokapu Peninsula keeps steady demand for long-term rentals. Investors buy single-family homes from the 1950s through the 1970s to renovate, hold long-term rentals for military and local families, and build on lots with room for an additional dwelling unit. ## Areas investors ask about - Near Marine Corps Base Hawaii: long-term rentals for military households - Older subdivisions along Kamehameha Highway: homes to renovate and resell - Hillside neighborhoods toward the Koolaus: larger homes and views, with steeper lots ## Plan for these on a Kaneohe deal - Outside resort-zoned areas, residential rentals on Oahu must run at least 30 days, and a 2025 ordinance raises that to 90 days for many properties. Underwrite on long-term rent unless the property may legally rent for shorter stays. - Older homes often need termite, roof and electrical work. Order the termite inspection early and price what it finds. - Renovations that change structure, plumbing or electrical need a building permit from the Department of Planning and Permitting, which can take months. Choose a loan term that covers it. - A home the owner does not live in is taxed at the Residential rate if assessed under $1 million, and in the higher Residential A class at $1 million or more. Use the rental figure, not the seller’s bill, when you calculate the DSCR. ## Loans available in Kaneohe Program | Use it for | Top leverage [DSCR rental loans](https://honolulufixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of long-term rentals, condos, condotels and permitted vacation rentals | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://honolulufixandfliploans.com/new-construction-loans/) | Building a home or rental from the ground up, with the lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://honolulufixandfliploans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://honolulufixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Kaneohe hard money loans: common questions ### Do you finance rentals in Kaneohe? Yes. We lend up to 85% loan-to-value on a rental purchase and up to 80% on a cash-out refinance, qualified on the property’s rent. ### Do you finance additional dwelling units? Yes, as a construction loan on an investment property, where the lot qualifies under Honolulu’s rules. ### How fast can a loan close in Kaneohe? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are handled by a Hawaii escrow company. ## Other markets we serve - [Honolulu](https://honolulufixandfliploans.com/honolulu-hi/) - [Kailua](https://honolulufixandfliploans.com/kailua-hi/) - [Pearl City](https://honolulufixandfliploans.com/pearl-city-hi/) - [Waipahu](https://honolulufixandfliploans.com/waipahu-hi/) - [Mililani](https://honolulufixandfliploans.com/mililani-hi/) - [Kapolei](https://honolulufixandfliploans.com/kapolei-hi/) - [Ewa Beach](https://honolulufixandfliploans.com/ewa-beach-hi/) - [All service areas](https://honolulufixandfliploans.com/areas-we-serve/) ## Looking at a property in Kaneohe? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://honolulufixandfliploans.com/get-pre-qualified/) --- Source: https://honolulufixandfliploans.com/pearl-city-hi/ Title: Pearl City, HI Hard Money & Fix and Flip Loans | Oahu Summary: Fix and flip, DSCR rental and construction loans for Pearl City, HI investors. 90% of purchase and 100% of rehab on flips, up to 85% LTV on rentals. [Home](https://honolulufixandfliploans.com/) / [Areas we serve](https://honolulufixandfliploans.com/areas-we-serve/) / Pearl City # Hard money and fix and flip loans in Pearl City, HI Financing for hillside homes, condos and long-term rentals near Pearl Harbor and Pearlridge. [Get pre-qualified](https://honolulufixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## The Pearl City market for investors Pearl City sits above Pearl Harbor, close to Joint Base Pearl Harbor-Hickam, the Pearlridge shopping area and the rail line. Its mix of single-family homes, townhouses and condos draws military families and local workers, which keeps long-term rental demand steady. Investors renovate older hillside homes, hold condos and townhouses as rentals, and buy homes with room to add a dwelling unit. ## Areas investors ask about - Pacific Palisades and Pearl City Highlands: hillside single-family homes to renovate - Near Pearlridge and the rail stations: condos and townhouses popular with renters - Waimalu and Newtown: neighboring areas with larger homes ## Plan for these on a Pearl City deal - Outside resort-zoned areas, residential rentals on Oahu must run at least 30 days, and a 2025 ordinance raises that to 90 days for many properties. Underwrite on long-term rent unless the property may legally rent for shorter stays. - Condo and townhouse association fees count in the payment. Ask for the budget and any special assessments. - Hillside lots can carry higher site and retaining-wall costs. Price them into a rebuild or addition. - A home the owner does not live in is taxed at the Residential rate if assessed under $1 million, and in the higher Residential A class at $1 million or more. Use the rental figure, not the seller’s bill, when you calculate the DSCR. ## Loans available in Pearl City Program | Use it for | Top leverage [DSCR rental loans](https://honolulufixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of long-term rentals, condos, condotels and permitted vacation rentals | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://honolulufixandfliploans.com/new-construction-loans/) | Building a home or rental from the ground up, with the lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://honolulufixandfliploans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://honolulufixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Pearl City hard money loans: common questions ### Do you lend on Pearl City condos? Yes, including non-warrantable condos, through our rental programs. The association fee counts in the payment. ### Do you finance flips in Pearl City? Yes, at up to 90% of the purchase price and 100% of the rehab at a 720+ credit score, within 70 to 75% of the after-repair value. ### How fast can a loan close in Pearl City? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are handled by a Hawaii escrow company. ## Other markets we serve - [Honolulu](https://honolulufixandfliploans.com/honolulu-hi/) - [Kailua](https://honolulufixandfliploans.com/kailua-hi/) - [Kaneohe](https://honolulufixandfliploans.com/kaneohe-hi/) - [Waipahu](https://honolulufixandfliploans.com/waipahu-hi/) - [Mililani](https://honolulufixandfliploans.com/mililani-hi/) - [Kapolei](https://honolulufixandfliploans.com/kapolei-hi/) - [Ewa Beach](https://honolulufixandfliploans.com/ewa-beach-hi/) - [All service areas](https://honolulufixandfliploans.com/areas-we-serve/) ## Looking at a property in Pearl City? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://honolulufixandfliploans.com/get-pre-qualified/) --- Source: https://honolulufixandfliploans.com/waipahu-hi/ Title: Waipahu, HI Hard Money & Fix and Flip Loans | Oahu Summary: Fix and flip, DSCR rental and construction loans for Waipahu, HI investors. 90% of purchase and 100% of rehab on flips, up to 85% LTV on rentals. [Home](https://honolulufixandfliploans.com/) / [Areas we serve](https://honolulufixandfliploans.com/areas-we-serve/) / Waipahu # Hard money and fix and flip loans in Waipahu, HI Loans for older plantation-era homes, multi-generational rentals and flips near the rail line. [Get pre-qualified](https://honolulufixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## The Waipahu market for investors Waipahu grew up as a sugar plantation town and remains one of the more affordable parts of Oahu. Many households are multi-generational, homes are often expanded over the years, and the Skyline rail line runs through the town toward Kapolei and downtown. Investors buy older homes to renovate and resell, convert or add space for multi-generational living, and hold long-term rentals at entry prices below most of the island. ## Areas investors ask about - Old Waipahu town: plantation-era homes to renovate - Village Park and Royal Kunia: newer subdivisions and townhouses - Near the rail stations: rentals that draw commuters ## Plan for these on a Waipahu deal - Outside resort-zoned areas, residential rentals on Oahu must run at least 30 days, and a 2025 ordinance raises that to 90 days for many properties. Underwrite on long-term rent unless the property may legally rent for shorter stays. - Additions and enclosures without permits are common in older homes. A buyer’s appraiser may not count them, so plan to permit or remove them. - Renovations that change structure, plumbing or electrical need a building permit from the Department of Planning and Permitting, which can take months. Choose a loan term that covers it. - A home the owner does not live in is taxed at the Residential rate if assessed under $1 million, and in the higher Residential A class at $1 million or more. Use the rental figure, not the seller’s bill, when you calculate the DSCR. ## Loans available in Waipahu Program | Use it for | Top leverage [DSCR rental loans](https://honolulufixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of long-term rentals, condos, condotels and permitted vacation rentals | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://honolulufixandfliploans.com/new-construction-loans/) | Building a home or rental from the ground up, with the lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://honolulufixandfliploans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://honolulufixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Waipahu hard money loans: common questions ### Do you finance flips in Waipahu? Yes. Older homes in Waipahu are a common fix and flip. We lend up to 90% of the purchase and 100% of the rehab at a 720+ credit score. ### Can I rent a Waipahu home to more than one family? You can rent to tenants on long-term leases. How many units a property may legally hold depends on zoning and permits, so confirm before you underwrite income from more than one unit. ### How fast can a loan close in Waipahu? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are handled by a Hawaii escrow company. ## Other markets we serve - [Honolulu](https://honolulufixandfliploans.com/honolulu-hi/) - [Kailua](https://honolulufixandfliploans.com/kailua-hi/) - [Kaneohe](https://honolulufixandfliploans.com/kaneohe-hi/) - [Pearl City](https://honolulufixandfliploans.com/pearl-city-hi/) - [Mililani](https://honolulufixandfliploans.com/mililani-hi/) - [Kapolei](https://honolulufixandfliploans.com/kapolei-hi/) - [Ewa Beach](https://honolulufixandfliploans.com/ewa-beach-hi/) - [All service areas](https://honolulufixandfliploans.com/areas-we-serve/) ## Looking at a property in Waipahu? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://honolulufixandfliploans.com/get-pre-qualified/) --- Source: https://honolulufixandfliploans.com/mililani-hi/ Title: Mililani, HI Hard Money & Fix and Flip Loans | Oahu Summary: Fix and flip, DSCR rental and construction loans for Mililani, HI investors. 90% of purchase and 100% of rehab on flips, up to 85% LTV on rentals. [Home](https://honolulufixandfliploans.com/) / [Areas we serve](https://honolulufixandfliploans.com/areas-we-serve/) / Mililani # Hard money and fix and flip loans in Mililani, HI Financing for planned-community homes, townhouses and long-term rentals in Central Oahu. [Get pre-qualified](https://honolulufixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## The Mililani market for investors Mililani is a planned community on the central plateau, with newer homes, parks and schools, and a short drive to Schofield Barracks and Wheeler Army Airfield. Military and civilian families keep long-term rental demand steady. Investors hold single-family homes and townhouses as long-term rentals, and renovate homes from the community’s earlier phases. ## Areas investors ask about - Mililani Town: the original neighborhoods, with homes from the 1970s onward - Mililani Mauka: newer homes and townhouses - Near Schofield Barracks and Wahiawa: long-term rentals and older homes to renovate ## Plan for these on a Mililani deal - Outside resort-zoned areas, residential rentals on Oahu must run at least 30 days, and a 2025 ordinance raises that to 90 days for many properties. Underwrite on long-term rent unless the property may legally rent for shorter stays. - Mililani homes pay community association dues, and many townhouses add condo fees. Both count in the payment. - Association rules can set minimum lease terms or limit rentals. Read them before you buy. - A home the owner does not live in is taxed at the Residential rate if assessed under $1 million, and in the higher Residential A class at $1 million or more. Use the rental figure, not the seller’s bill, when you calculate the DSCR. ## Loans available in Mililani Program | Use it for | Top leverage [DSCR rental loans](https://honolulufixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of long-term rentals, condos, condotels and permitted vacation rentals | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://honolulufixandfliploans.com/new-construction-loans/) | Building a home or rental from the ground up, with the lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://honolulufixandfliploans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://honolulufixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Mililani hard money loans: common questions ### Do you finance rentals in Mililani? Yes. We lend up to 85% loan-to-value on a rental purchase, qualified on the property’s rent, with association dues counted in the payment. ### Do you lend to out-of-state owners in Mililani? Yes. You can borrow in your own name or through an LLC from anywhere. ### How fast can a loan close in Mililani? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are handled by a Hawaii escrow company. ## Other markets we serve - [Honolulu](https://honolulufixandfliploans.com/honolulu-hi/) - [Kailua](https://honolulufixandfliploans.com/kailua-hi/) - [Kaneohe](https://honolulufixandfliploans.com/kaneohe-hi/) - [Pearl City](https://honolulufixandfliploans.com/pearl-city-hi/) - [Waipahu](https://honolulufixandfliploans.com/waipahu-hi/) - [Kapolei](https://honolulufixandfliploans.com/kapolei-hi/) - [Ewa Beach](https://honolulufixandfliploans.com/ewa-beach-hi/) - [All service areas](https://honolulufixandfliploans.com/areas-we-serve/) ## Looking at a property in Mililani? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://honolulufixandfliploans.com/get-pre-qualified/) --- Source: https://honolulufixandfliploans.com/kapolei-hi/ Title: Kapolei, HI Hard Money & Fix and Flip Loans | Oahu Summary: Fix and flip, DSCR rental and construction loans for Kapolei, HI investors. 90% of purchase and 100% of rehab on flips, up to 85% LTV on rentals. [Home](https://honolulufixandfliploans.com/) / [Areas we serve](https://honolulufixandfliploans.com/areas-we-serve/) / Kapolei # Hard money and fix and flip loans in Kapolei, HI Loans for newer homes in master-planned communities and resort condos at Ko Olina. [Get pre-qualified](https://honolulufixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## The Kapolei market for investors Kapolei was planned as Oahu’s second city, and it has grown into a center of government offices, shopping and newer housing, with the University of Hawaii West Oahu and the rail line nearby. Ko Olina, on the coast just west of town, is a resort area with hotels and vacation condos. Investors hold newer single-family homes and townhouses as long-term rentals, and buy condos in the Ko Olina resort area, where vacation rental is part of the setting. ## Areas investors ask about - Ko Olina: resort condos and villas, where shorter stays are allowed under resort rules - Kapolei and Makakilo: master-planned communities with newer homes and views - Near UH West Oahu and the rail line: newer subdivisions and rentals ## Plan for these on a Kapolei deal - At Ko Olina, confirm the resort association’s rules and the unit’s rental history before you rely on nightly income. Outside resort-zoned areas, residential rentals on Oahu must run at least 30 days, and a 2025 ordinance raises that to 90 days for many properties. Underwrite on long-term rent unless the property may legally rent for shorter stays. - Master-planned communities charge association dues that count in the payment. - A home the owner does not live in is taxed at the Residential rate if assessed under $1 million, and in the higher Residential A class at $1 million or more. Use the rental figure, not the seller’s bill, when you calculate the DSCR. ## Loans available in Kapolei Program | Use it for | Top leverage [DSCR rental loans](https://honolulufixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of long-term rentals, condos, condotels and permitted vacation rentals | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://honolulufixandfliploans.com/new-construction-loans/) | Building a home or rental from the ground up, with the lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://honolulufixandfliploans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://honolulufixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Kapolei hard money loans: common questions ### Do you lend on Ko Olina vacation rentals? Yes, through our rental programs. Where a unit may legally rent by the night, we use 12 months of history or AirDNA projections counted at about 70 to 80%. ### Do you finance new homes in Kapolei? Yes. We finance purchases of newer homes as rentals, and ground-up construction at up to 90% of cost for experienced builders. ### How fast can a loan close in Kapolei? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are handled by a Hawaii escrow company. ## Other markets we serve - [Honolulu](https://honolulufixandfliploans.com/honolulu-hi/) - [Kailua](https://honolulufixandfliploans.com/kailua-hi/) - [Kaneohe](https://honolulufixandfliploans.com/kaneohe-hi/) - [Pearl City](https://honolulufixandfliploans.com/pearl-city-hi/) - [Waipahu](https://honolulufixandfliploans.com/waipahu-hi/) - [Mililani](https://honolulufixandfliploans.com/mililani-hi/) - [Ewa Beach](https://honolulufixandfliploans.com/ewa-beach-hi/) - [All service areas](https://honolulufixandfliploans.com/areas-we-serve/) ## Looking at a property in Kapolei? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://honolulufixandfliploans.com/get-pre-qualified/) --- Source: https://honolulufixandfliploans.com/ewa-beach-hi/ Title: Ewa Beach, HI Hard Money & Fix and Flip Loans | Oahu Summary: Fix and flip, DSCR rental and construction loans for Ewa Beach, HI investors. 90% of purchase and 100% of rehab on flips, up to 85% LTV on rentals. [Home](https://honolulufixandfliploans.com/) / [Areas we serve](https://honolulufixandfliploans.com/areas-we-serve/) / Ewa Beach # Hard money and fix and flip loans in Ewa Beach, HI Financing for new subdivisions, long-term rentals and older homes near the coast. [Get pre-qualified](https://honolulufixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## The Ewa Beach market for investors Ewa Beach and the wider Ewa plain have been one of Oahu’s main growth areas, with large new subdivisions built on former sugar land, and older neighborhoods closer to the shore. Proximity to Joint Base Pearl Harbor-Hickam and Kapolei keeps long-term rental demand steady. Investors hold newer homes as long-term rentals, renovate older homes in the original Ewa Beach neighborhoods, and build where lots allow. ## Areas investors ask about - Ocean Pointe and Hoakalei: newer master-planned homes with association dues - Ewa Gentry and Ewa by Gentry: established subdivisions popular with renters - Old Ewa Beach near the shore: older homes to renovate, some in flood zones ## Plan for these on a Ewa Beach deal - Outside resort-zoned areas, residential rentals on Oahu must run at least 30 days, and a 2025 ordinance raises that to 90 days for many properties. Underwrite on long-term rent unless the property may legally rent for shorter stays. - Coastal parts of Ewa Beach are in FEMA flood zones. Check the flood zone and get flood and hurricane insurance quotes before you make an offer. Where coverage is required, the premium is part of the payment. - Newer communities charge association dues that count in the payment. - A home the owner does not live in is taxed at the Residential rate if assessed under $1 million, and in the higher Residential A class at $1 million or more. Use the rental figure, not the seller’s bill, when you calculate the DSCR. ## Loans available in Ewa Beach Program | Use it for | Top leverage [DSCR rental loans](https://honolulufixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of long-term rentals, condos, condotels and permitted vacation rentals | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://honolulufixandfliploans.com/new-construction-loans/) | Building a home or rental from the ground up, with the lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://honolulufixandfliploans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://honolulufixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Ewa Beach hard money loans: common questions ### Do you finance rentals in Ewa Beach? Yes. We lend up to 85% loan-to-value on a rental purchase and up to 80% on a cash-out refinance, qualified on the property’s rent. ### Do you finance renovations near the shore in Ewa Beach? Yes. Check the flood zone first: in a flood zone, a large renovation can trigger the rule that the house be brought up to current flood standards. ### How fast can a loan close in Ewa Beach? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are handled by a Hawaii escrow company. ## Other markets we serve - [Honolulu](https://honolulufixandfliploans.com/honolulu-hi/) - [Kailua](https://honolulufixandfliploans.com/kailua-hi/) - [Kaneohe](https://honolulufixandfliploans.com/kaneohe-hi/) - [Pearl City](https://honolulufixandfliploans.com/pearl-city-hi/) - [Waipahu](https://honolulufixandfliploans.com/waipahu-hi/) - [Mililani](https://honolulufixandfliploans.com/mililani-hi/) - [Kapolei](https://honolulufixandfliploans.com/kapolei-hi/) - [All service areas](https://honolulufixandfliploans.com/areas-we-serve/) ## Looking at a property in Ewa Beach? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://honolulufixandfliploans.com/get-pre-qualified/) --- Source: https://honolulufixandfliploans.com/blog/ Title: Oahu Investor Guides & Blog | Honolulu Fix and Flip Loans Summary: Guides for Oahu real estate investors: fix and flip financing, short-term rental rules, Residential A property tax, buying condos and DSCR loans. [Home](https://honolulufixandfliploans.com/) / Blog # Guides for Oahu real estate investors Plain-language articles on fix and flip financing, rental rules, Honolulu property tax, condos and DSCR loans on Oahu. - ## [Cost Segregation for Honolulu Rental Property: Bigger Deductions in Year One](https://honolulufixandfliploans.com/cost-segregation-honolulu-rental-property/) How a cost segregation study front-loads depreciation on an Oahu rental, why land value matters so much in Honolulu, and how Hawaii treats bonus depreciation. - ## [Fix and Flip Loans on Oahu: How to Finance a Honolulu Renovation](https://honolulufixandfliploans.com/fix-and-flip-loans-oahu-guide/) How a fix and flip loan is sized on an Oahu house, what permits and older housing stock do to the budget and timeline, and how to plan the exit. - ## [Short-Term Rental Rules on Oahu: What Investors Need to Know](https://honolulufixandfliploans.com/oahu-short-term-rental-rules-investors/) Where vacation rentals are legal on Oahu, how the 30-day and 90-day minimums work, and how the rules change what a lender will count as income. - ## [Honolulu Property Tax on Investment Property: Residential vs Residential A](https://honolulufixandfliploans.com/honolulu-property-tax-investment-property/) How Honolulu taxes homes their owners do not live in, why $1 million matters, and what the tax class does to a rental’s monthly payment and DSCR. - ## [Buying a Honolulu Condo as an Investment: Fees, Leasehold and Financing](https://honolulufixandfliploans.com/buying-honolulu-condo-investment/) What to check before buying an investment condo in Honolulu: maintenance fees and assessments, leasehold land, building rules, insurance and condotels. - ## [DSCR Loans for Oahu Rental Property: How They Work](https://honolulufixandfliploans.com/dscr-loans-oahu-rental-property/) How a DSCR loan is calculated on an Oahu rental, what goes into the monthly payment, and why the island’s rents and costs make the ratio tight. - ## [Hard Money Loan Document Checklist](https://honolulufixandfliploans.com/hard-money-loans-document-list/) What to gather for a rental (DSCR) loan, a new construction loan and a fix and flip loan, divided into one-time documents and documents for each deal. ## Have an Oahu deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://honolulufixandfliploans.com/get-pre-qualified/) --- Source: https://honolulufixandfliploans.com/cost-segregation-honolulu-rental-property/ Title: Cost Segregation for Honolulu and Oahu Rentals (2026 Guide) Summary: How a cost segregation study front-loads depreciation on an Oahu rental, why land value matters so much in Honolulu, and how Hawaii treats bonus depreciation. [Home](https://honolulufixandfliploans.com/) / [Blog](https://honolulufixandfliploans.com/blog/) / Cost Segregation for Honolulu Rental Property: Bigger Deductions in Year One # Cost Segregation for Honolulu Rental Property: Bigger Deductions in Year One By [Andrew Shanti](https://honolulufixandfliploans.com/about-us/#andrew-shanti) · Updated October 24, 2026 A cost segregation study moves part of a rental’s purchase price out of the building, which is written off over decades, and into parts that can be written off much faster. With 100% bonus depreciation back for property acquired after January 19, 2025, most of that faster write-off can land in the first year. On Oahu, where land is a large share of what you pay for a house, it pays to know where a study helps most. This article explains how it works for investors. It is general information, not tax advice. The rules have conditions, and your CPA should confirm how they apply to you before you act. ## What cost segregation is When you buy a rental, the land is not depreciable, and the building is normally written off in equal amounts over 27.5 years for residential rental property or 39 years for nonresidential property. A cost segregation study, prepared by an engineer or a specialist firm, breaks the purchase price into its parts and assigns each part its proper recovery period. The parts that are not structural can be depreciated far faster than the building. Class | Typical items in a rental | Recovery period Personal property | Appliances, carpet and some flooring, cabinets and fixtures that are not part of the building, window treatments, furniture in a furnished rental | 5 years Land improvements | Driveways, parking, fencing, walkways, patios, landscaping, outdoor lighting, site drainage and utilities | 15 years Building | Foundation, framing, roof, walls, windows, plumbing, electrical, HVAC | 27.5 or 39 years Classifications depend on the facts of each property and are set by the study. ## Why Honolulu rentals can be good candidates - Condos and condotels. A condo’s price is mostly the unit, not land, so more of it is depreciable. Furnished condotels add 5-year furniture and equipment. - Renovated homes. New appliances, flooring, cabinets and site work from a renovation can be separated out. - Additional dwelling units and multi-generational homes. A second unit adds building and site components to a property you hold. - Watch the land share. On a single-family lot on Oahu, land can be half the price or more, and land is never depreciable. A study usually returns the most on condos and on properties with significant improvements. ## 100% bonus depreciation is back, and permanent The 2025 federal tax law, known as the One Big Beautiful Bill Act, made 100% bonus depreciation permanent for qualified property acquired after January 19, 2025. Qualified property generally means assets with a recovery period of 20 years or less, which includes the 5-year and 15-year parts a study identifies. Those parts can be deducted in full in the year the property is placed in service. The building itself is not eligible. Property acquired before January 20, 2025 and placed in service in 2025 qualifies for 40% bonus depreciation instead. If you signed a binding contract before January 20, 2025, the property may not qualify for 100% even if it closed later. The IRS issued interim guidance on these rules in Notice 2026-11. ## An illustration Purchase price of a rental | $900,000 Allocated to land | $450,000 Building and site improvements | $450,000 Reclassified to 5- and 15-year property (20%, assumed) | $90,000 Deducted in year one with 100% bonus depreciation | $90,000, plus regular depreciation on the remaining $360,000 Federal tax value of the bonus deduction at a 35% bracket | About $31,500 For illustration only. The land allocation, the reclassified share and your tax bracket will differ, and the study sets the actual figures. Without a study, the same property would produce roughly $16,400 of depreciation a year on a 27.5-year schedule. ## Who can use the deduction Depreciation this large usually creates a loss on paper. Rental losses are normally passive, which means they can offset only passive income, and the unused loss carries forward to future years and to the year you sell. Three rules decide whether you can use the loss sooner. - The $25,000 allowance. If you actively participate in managing a long-term rental, up to $25,000 of rental losses a year can offset other income. The allowance phases out as modified adjusted gross income rises from $100,000 to $150,000. - Real estate professional status. If you spend more than 750 hours a year and more than half of your working time in real estate businesses in which you materially participate, rental losses can be nonpassive and offset wages or business income. - Short-term rentals. A legal short-term rental where the average guest stay is seven days or less is not treated as a rental activity under the passive loss rules, and with material participation the loss can be nonpassive. On Oahu that applies only where short stays are legal, mainly in resort-zoned areas. See our guide to [Oahu short-term rental rules](https://honolulufixandfliploans.com/oahu-short-term-rental-rules-investors/). If none of these applies, the study still works: the deductions shelter the property’s own rental income, then other passive income, and any remainder is used when you sell. ## Flips do not qualify A house bought to renovate and resell is generally treated as inventory, not as a rental, so it is not depreciated at all. Cost segregation applies to property you hold and rent. If you renovate a house and decide to keep it as a rental, a study after the work is done can capture the new appliances, flooring and site work, and a partial disposition election can write off components you removed. See [fix and flip loans](https://honolulufixandfliploans.com/fix-and-flip-loans/) and [DSCR rental loans](https://honolulufixandfliploans.com/dscr-rental-loans/). ## The state return Hawaii does not follow federal bonus depreciation, so your Hawaii return generally depreciates those parts over their normal recovery periods instead. The full first-year benefit is on your federal return. If you live on the mainland, ask your CPA how your home state treats it. ## Timing, cost and the catch on resale - Order the study for the year the property is placed in service, so the deduction is on that year’s return. - Bought a rental in an earlier year? A look-back study can still capture missed depreciation through a change in accounting method on Form 3115, generally without amending old returns. - Weigh the fee against the benefit. Studies on single-family rentals and small multifamily are often priced for smaller properties. Your CPA can tell you whether the deduction justifies the cost. - Depreciation is recaptured when you sell. The depreciation you claim reduces your basis, and much of it is taxed when the property is sold, part of it at ordinary income rates. A 1031 exchange into another property can defer it. ## How this fits your financing A DSCR loan qualifies the property on its rental income, not on your tax return. A large depreciation loss can make a personal return look weak to a conventional lender, but it does not affect the debt service coverage ratio we use. The tax you save can go toward reserves or the down payment on the next rental. See [DSCR rental loans](https://honolulufixandfliploans.com/dscr-rental-loans/), [buying a Honolulu condo as an investment](https://honolulufixandfliploans.com/buying-honolulu-condo-investment/) and [construction loans](https://honolulufixandfliploans.com/new-construction-loans/). ## Common questions ### What is cost segregation on a Honolulu rental property? It is a study that splits a rental’s cost into building, land improvements and personal property such as appliances and flooring. The non-building parts are depreciated over 5 or 15 years instead of 27.5 or 39, which moves deductions into the early years of ownership. ### Does 100% bonus depreciation apply to a rental I buy in 2026? Generally yes. Under the 2025 tax law, 100% bonus depreciation is permanent for qualified property acquired after January 19, 2025, which covers the 5- and 15-year parts identified by a study. The building itself is not eligible. ### Can depreciation from a long-term rental offset my W-2 income? Up to $25,000 a year can, if you actively participate and your modified adjusted gross income is under $100,000, phasing out by $150,000. Real estate professionals can use the full loss. Otherwise it carries forward. ### Can I use cost segregation on a fix and flip? Generally no. A property bought to resell is inventory and is not depreciated. Cost segregation applies to property you hold as a rental. ### Will a big depreciation loss hurt my DSCR loan application? No. A DSCR loan is sized on the property’s rent against its monthly payment. We do not use your tax returns to qualify you. This article is general information and not tax or legal advice. Talk to a CPA who works with rental property owners before you order a study. When you are ready to finance a rental, [get pre-qualified](https://honolulufixandfliploans.com/get-pre-qualified/) or call (954) 598-4564. ## Have an Oahu deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://honolulufixandfliploans.com/get-pre-qualified/) --- Source: https://honolulufixandfliploans.com/fix-and-flip-loans-oahu-guide/ Title: Fix and Flip Loans on Oahu: Financing a Honolulu Renovation Summary: How a fix and flip loan is sized on an Oahu house, what permits and older housing stock do to the budget and timeline, and how to plan the exit. [Home](https://honolulufixandfliploans.com/) / [Blog](https://honolulufixandfliploans.com/blog/) / Fix and Flip Loans on Oahu: How to Finance a Honolulu Renovation # Fix and Flip Loans on Oahu: How to Finance a Honolulu Renovation By [Andrew Shanti](https://honolulufixandfliploans.com/about-us/#andrew-shanti) · Updated October 23, 2026 Oahu’s housing is expensive and much of it is old, which is the combination that makes renovation pay. A dated single-wall house in Kaimuki or Kaneohe can sell for far more once it has a new kitchen, baths, roof and electrical. The financing has to cover a high purchase price, the full renovation, and a timeline that includes Honolulu’s permit process. ## How the loan is sized A fix and flip loan combines a share of the purchase price with the renovation budget, and the total is capped at a share of the after-repair value (ARV). Purchase price | $850,000 Rehab budget | $180,000 After-repair value | $1,350,000 90% of purchase | $765,000 100% of rehab | $180,000 Loan | $945,000 75% of ARV ceiling | $1,012,500 Cash to close, before costs | $85,000 For illustration only. Top leverage applies at a 720+ credit score. The rehab money is not paid at closing. It is held back and released in draws as each stage of work is inspected and completed, so you or your contractor need enough cash to start each stage. ## Plan for permit time Work that changes structure, plumbing or electrical needs a building permit from the City’s Department of Planning and Permitting. Approval can take months for plans that need review. Cosmetic work on finishes usually does not need a permit, but most profitable flips go further than that. - Ask your architect or contractor for a realistic permit estimate before you make an offer. - Choose a loan term that covers the permit wait and the construction. Our flip loans run 6 to 24 months. - Carry the monthly interest for the whole period in your numbers. ## What older Oahu houses hide - Single-wall construction. Many homes from before the 1970s have no wall cavity, which makes electrical and plumbing upgrades harder and can affect insulation and appraisal. - Termites. Subterranean and drywood termites are common. Order a termite inspection early and budget for treatment and repairs. - Unpermitted additions. Enclosed carports and added bedrooms are common. A buyer’s appraiser may not count them, so permit or remove them. - Electrical and plumbing. Older panels and galvanized pipes are frequent upgrades. ## The exit Most flips end in a sale to an owner-occupant, which is why your after-repair value should come from recent sales of renovated homes nearby. If the market slows, a [DSCR rental loan](https://honolulufixandfliploans.com/dscr-rental-loans/) can replace the flip loan and turn the house into a long-term rental, with a cash-out refinance at up to 80% loan-to-value. ## Common questions ### How much do I need to flip a house in Honolulu? With a 720+ credit score, roughly 10% of the purchase price plus closing costs and reserves to carry the loan, since we can finance up to 90% of the purchase and 100% of the rehab within 75% of the after-repair value. ### Do I need experience to get a fix and flip loan on Oahu? No. First-time investors can qualify. Investors with 5 or more flips in the past 2 years can close without an inspection or appraisal. ### Is there a prepayment penalty on a flip loan? No. You can pay the loan off the day you sell. See full terms on the [fix and flip loans](https://honolulufixandfliploans.com/fix-and-flip-loans/) page, or [get pre-qualified](https://honolulufixandfliploans.com/get-pre-qualified/). ## Have an Oahu deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://honolulufixandfliploans.com/get-pre-qualified/) --- Source: https://honolulufixandfliploans.com/oahu-short-term-rental-rules-investors/ Title: Oahu Short-Term Rental Rules for Investors Summary: Where vacation rentals are legal on Oahu, how the 30-day and 90-day minimums work, and how the rules change what a lender will count as income. [Home](https://honolulufixandfliploans.com/) / [Blog](https://honolulufixandfliploans.com/blog/) / Short-Term Rental Rules on Oahu: What Investors Need to Know # Short-Term Rental Rules on Oahu: What Investors Need to Know By [Andrew Shanti](https://honolulufixandfliploans.com/about-us/#andrew-shanti) · Updated October 23, 2026 Oahu has some of the strictest vacation rental rules in the country. For an investor the rules decide two things: what a property can earn, and what income a lender will count toward the loan. This is a summary for investors, not legal advice. Rules and court rulings change, so confirm the current position for a specific address with the City’s Department of Planning and Permitting. ## The basic rule Outside resort-zoned areas, Honolulu does not allow residential rentals of less than 30 days, and a 2025 ordinance raises that minimum to 90 consecutive days for many properties. Stays shorter than that are legal mainly in resort districts and in units with a nonconforming use certificate or city registration. The city has fined owners for advertising rentals that break the minimum. ## Where shorter stays are legal - Resort-zoned areas. Much of Waikiki, Ko Olina and Turtle Bay are zoned for resort use, where condos and condotels can rent by the night under the building’s rules. - Nonconforming use certificates. A limited number of homes outside resort zones hold certificates, many dating from before 1990, that allow short stays. The certificate must be current and renewed. - Registered bed and breakfast homes and transient vacation units. The city has a registration program with its own limits and requirements. Inside Waikiki, buildings are not all the same. Some are resort-zoned and others are apartment-zoned. Confirm the zoning and the association’s rules for the specific building. ## Taxes on rental income Hawaii taxes rental income separately from the property itself. Long-term rentals pay general excise tax (4.5% on Oahu, including the county surcharge). Stays of less than 180 days also pay the state transient accommodations tax, which rose to 11% on January 1, 2026, plus Oahu’s 3% county transient accommodations tax. Build these into your income projections. ## How a lender counts the income Property | Income we use Resort-zoned condo or condotel with rental history | 12 months of history Resort-zoned unit without history | AirDNA projections, counted at about 70 to 80% Home with a valid nonconforming use certificate | History or projections, once the certificate is confirmed Any other home | Long-term market rent ## Common questions ### Can I buy a house on Oahu to rent on Airbnb? Only if it may legally rent for short stays: in a resort-zoned area, or with a valid nonconforming use certificate or city registration. Most homes on Oahu must be rented for at least 30 days, and many for at least 90. ### Where are vacation rentals legal on Oahu? Mainly in resort-zoned parts of Waikiki, Ko Olina and Turtle Bay, and at properties with a nonconforming use certificate or city registration. ### Will a lender count projected vacation rental income? We will where the property may legally rent for short stays, using AirDNA projections counted at about 70 to 80%. Otherwise we use long-term rent. See how rentals are financed on the [DSCR rental loans](https://honolulufixandfliploans.com/dscr-rental-loans/) page. ## Have an Oahu deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://honolulufixandfliploans.com/get-pre-qualified/) --- Source: https://honolulufixandfliploans.com/honolulu-property-tax-investment-property/ Title: Honolulu Property Tax on Rentals: Residential vs Residential A Summary: How Honolulu taxes homes their owners do not live in, why $1 million matters, and what the tax class does to a rental’s monthly payment and DSCR. [Home](https://honolulufixandfliploans.com/) / [Blog](https://honolulufixandfliploans.com/blog/) / Honolulu Property Tax on Investment Property: Residential vs Residential A # Honolulu Property Tax on Investment Property: Residential vs Residential A By [Andrew Shanti](https://honolulufixandfliploans.com/about-us/#andrew-shanti) · Updated October 23, 2026 Honolulu’s property tax rates are low by national standards, but the city taxes investment property differently from a home its owner lives in. Getting the class right matters, because property tax is part of the payment used in a DSCR loan. ## The classes that matter to investors Class | Applies to | Rate per $1,000, July 2026 to June 2027 Residential | Owner-occupied homes, and non-owner-occupied homes assessed under $1 million | $3.50 Residential A | Residential property assessed at $1 million or more without a home exemption | $4.00 on the first $1 million, $11.40 on the value above it Transient vacation | Homes used as legal short-term rentals | $9.00 on the first $800,000, $11.50 above it Hotel and resort | Hotel and resort property | $13.90 Rates set by the City and County of Honolulu for the 2027 fiscal year. Rates change every year, so check the current schedule. ## What the difference looks like | Owner lives there | Investor owns it Assessed value | $1,400,000 | $1,400,000 Class | Residential | Residential A Annual tax, before any exemption | $4,900 | $8,560 Per month | about $408 | about $713 For illustration only. An owner-occupant also receives a home exemption that lowers the bill further. On a home assessed at $1.4 million, the investor pays roughly 75% more each year than an owner-occupant would before exemptions. That difference goes straight into the monthly payment. ## What to do before you make an offer - Look up the current assessment and class for the parcel. - Work out the tax in the class it will be in once you own it, not the seller’s bill. - Add insurance, association fees and any lease rent, then calculate the DSCR. ## Common questions ### What is Residential A in Honolulu? It is the property tax class for residential property assessed at $1 million or more that does not have a home exemption, which covers most investor-owned homes above that value. The portion over $1 million is taxed at a much higher rate. ### Does a rental under $1 million pay a higher property tax rate in Honolulu? No. A non-owner-occupied home assessed under $1 million is taxed at the Residential rate, though it does not get the home exemption an owner-occupant would. See how the payment is calculated on the [DSCR rental loans](https://honolulufixandfliploans.com/dscr-rental-loans/) page. ## Have an Oahu deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://honolulufixandfliploans.com/get-pre-qualified/) --- Source: https://honolulufixandfliploans.com/buying-honolulu-condo-investment/ Title: Buying a Honolulu Condo as an Investment Summary: What to check before buying an investment condo in Honolulu: maintenance fees and assessments, leasehold land, building rules, insurance and condotels. [Home](https://honolulufixandfliploans.com/) / [Blog](https://honolulufixandfliploans.com/blog/) / Buying a Honolulu Condo as an Investment: Fees, Leasehold and Financing # Buying a Honolulu Condo as an Investment: Fees, Leasehold and Financing By [Andrew Shanti](https://honolulufixandfliploans.com/about-us/#andrew-shanti) · Updated October 23, 2026 Condos are the most common investment property in urban Honolulu, from Waikiki condotels to high-rises in Kakaako and Ala Moana. They are also where the details that decide a loan are easiest to miss. ## Maintenance fees and special assessments Association (AOAO) fees in Honolulu cover building insurance, maintenance, reserves and often utilities, and they can be high. Several older buildings have raised fees or levied special assessments for insurance increases, plumbing replacements and fire-safety upgrades. The full fee counts in the monthly payment used for a DSCR loan, so a high fee can decide the deal. - Ask for the association budget, the reserve study and the last year of board minutes. - Ask whether any special assessment is approved or under discussion. - Check what the fee includes before you compare buildings. ## Fee simple or leasehold Some Honolulu condos sit on land that is leased, not owned. A leasehold buyer pays monthly lease rent and owns the unit only until the lease ends. Leasehold units sell for less, but the lease rent counts in the payment, and the remaining lease term must run well past the end of any loan. Tell your lender early if a unit is leasehold. ## Building rules House rules can set minimum lease terms, limit rentals or ban them. In Waikiki, check whether the building is resort-zoned, where short stays may be allowed, or apartment-zoned, where they are not. ## Non-warrantable condos and condotels Many Honolulu buildings do not meet conventional lending guidelines because of commercial space, a high share of rentals, pending litigation or a hotel program. We lend on non-warrantable condos and condotels through our rental programs. ## Common questions ### Do HOA fees count in a DSCR loan? Yes. The full monthly association fee, and any special assessment you will be paying, are part of the payment used to calculate the DSCR. ### Can I get a loan on a leasehold condo in Honolulu? It depends on the remaining lease term, which must run well past the end of the loan. Tell us the lease terms when you apply. ### Do you lend on condotels in Waikiki? Yes, through our rental programs, using rental history or projections for the income. See terms on the [DSCR rental loans](https://honolulufixandfliploans.com/dscr-rental-loans/) page. ## Have an Oahu deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://honolulufixandfliploans.com/get-pre-qualified/) --- Source: https://honolulufixandfliploans.com/dscr-loans-oahu-rental-property/ Title: DSCR Loans for Oahu Rental Property: How They Work Summary: How a DSCR loan is calculated on an Oahu rental, what goes into the monthly payment, and why the island’s rents and costs make the ratio tight. [Home](https://honolulufixandfliploans.com/) / [Blog](https://honolulufixandfliploans.com/blog/) / DSCR Loans for Oahu Rental Property: How They Work # DSCR Loans for Oahu Rental Property: How They Work By [Andrew Shanti](https://honolulufixandfliploans.com/about-us/#andrew-shanti) · Updated October 23, 2026 A DSCR loan approves a rental on its income instead of yours. On Oahu, high prices mean the ratio is often tight, so knowing exactly what goes into it matters more than it does in most markets. ## The ratio Divide the monthly rent by the monthly payment. The payment counts principal and interest, property tax, insurance, association fees and any leasehold lease rent. Rent | Payment | DSCR $5,200 | $4,000 | 1.30 $4,000 | $4,000 | 1.00 $3,600 | $4,000 | 0.90 We prefer 1.0 or better. Strong borrowers can qualify below 1.0 with a larger down payment, and there is a no-DSCR option up to 75% loan-to-value at a higher rate. ## Getting the inputs right on Oahu - Rent. Use long-term market rent unless the property may legally rent for short stays. See our guide to [Oahu short-term rental rules](https://honolulufixandfliploans.com/oahu-short-term-rental-rules-investors/). - Property tax. Use the class the property will be in once you own it. See [Honolulu property tax on investment property](https://honolulufixandfliploans.com/honolulu-property-tax-investment-property/). - Insurance. Include hurricane coverage, and flood coverage where it is required. - Association fees and lease rent. Include the full amount. See [buying a Honolulu condo as an investment](https://honolulufixandfliploans.com/buying-honolulu-condo-investment/). ## Ways to make the numbers work - A larger down payment lowers the payment. - An interest-only period lowers the payment in the early years, and you can qualify on the interest-only payment. - A 5-year prepayment penalty usually prices lower than a 3-year one. - Adding an additional dwelling unit, where the lot allows, can add rent. Terms are on the [DSCR rental loans](https://honolulufixandfliploans.com/dscr-rental-loans/) page. ## Have an Oahu deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://honolulufixandfliploans.com/get-pre-qualified/) --- Source: https://honolulufixandfliploans.com/hard-money-loans-document-list/ Title: Hard Money Loan Document Checklist | Honolulu Fix and Flip Loans Summary: What to gather for a rental (DSCR) loan, a new construction loan and a fix and flip loan, divided into one-time documents and documents for each deal. [Home](https://honolulufixandfliploans.com/) / [Blog](https://honolulufixandfliploans.com/blog/) / Hard Money Loan Document Checklist # Hard Money Loan Document Checklist By [Andrew Shanti](https://honolulufixandfliploans.com/about-us/#andrew-shanti) · Updated October 23, 2026 Loans close faster when the paperwork is ready before it is asked for. Below is what we need for each type of loan. A business-purpose loan can close in your own name or in the name of an entity. Many investors use an LLC for liability protection, and if you do, the entity documents apply. ## Rental (DSCR) loans ### Once - Driver’s license - LLC articles of organization, EIN letter and signed operating agreement - Certificate of good standing, if the LLC is more than a year old - Voided check for automatic payments - Two months of bank statements. We look for roughly six months of liquidity ### Each deal - Loan application - Signed purchase contract, or the original settlement statement for a refinance - An income statement or booking history, for a furnished or vacation rental - The lease, for a long-term rental - Insurance agent and escrow company contacts, plus a flood insurance quote if the property is in a flood zone - Someone who can let the appraiser into the property - The appraisal report ## New construction loans ### Once - Driver’s license - LLC articles of organization, EIN letter and signed operating agreement - Certificate of good standing, if the LLC is more than a year old - A schedule of your projects from the last 2 years with settlement statements - Voided check for automatic payments - Personal financial statement - Two months of bank statements showing reserves for interest, closing costs and part of the budget ### Each deal - Loan application - A line-item construction budget with a specific scope of work - Plans and drawings - The general contractor’s license and workers’ compensation certificate - A list of the contractor’s recent new builds - Insurance agent and escrow company contacts, plus a flood insurance quote if the property is in a flood zone - Someone who can give the appraiser access to the site ## Fix and flip loans ### Once - Driver’s license - LLC articles of organization - IRS EIN letter - Operating agreement signed by every member, with ownership percentages - Certificate of good standing, if the LLC is more than a year old - Voided check for automatic payments - Experienced investors: a schedule of your projects from the last 3 years and the settlement statements for each purchase and sale. For a property you kept, the statement showing the refinance into permanent financing ### Each deal - Loan application - A line-item rehab budget with a specific scope of work. Write “replace termite-damaged single-wall siding and lanai posts”, not “carpentry”. Draws are released against this budget - Signed purchase contract, or the original settlement statement for a refinance - Insurance agent’s name, phone and email - Escrow company’s name, phone and email Not sure about an item? Call (954) 598-4564. ## Have an Oahu deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://honolulufixandfliploans.com/get-pre-qualified/)