You ran your numbers. They made sense. Then the lender came back with a different ARV, a different rehab, and sometimes an entirely different MAO.

It’s frustrating, especially when you’re confident in your comping and construction numbers.

But here’s the key:

You and your lender are playing two different games.

And the numbers reflect each party’s risk, not necessarily who’s right or wrong.

In this article, we’ll cover:

• Why lenders use different underwriting formulas

• How to reconcile their numbers with yours

• When their numbers signal a real problem vs. just a conservative stance

• How to use both sets of numbers to build smarter offers

Two Perspectives, Two Objectives

Your Objective as a Flipper:

• Maximize ROI

• Stay inside a safe margin

• Use leverage to increase deal volume

• Make calculated risks where profit potential justifies it

Your Lender’s Objective:

• Minimize loan default risk

• Ensure collateral (the property) protects them

• Get repaid regardless of your outcome

• Stay compliant with internal and external underwriting standards

Even if you’re both looking at the same deal, your incentives are not aligned.

That’s where the number gap starts.

Let’s Break Down the Key Differences

1. After Repair Value (ARV)

Your number: Based on aggressive but realistic comps, plus your improvements and finishes. You might expect top-of-market results with good marketing.

Their number: Often based on the median comp, not the highest one. Lenders typically trim down for appraisal risk and conservative resale assumptions.

Why it differs:

• Lenders don’t assume you’ll get top-dollar

• They may use older or broader radius comps

• They’re more concerned with what they could resell it for quickly in a default

Who’s “right”? You might be. But unless you can show extremely strong comp support, the lender’s number wins, because their capital is at risk.

2. Rehab Budget

Your number: Tight, optimized, based on known contractors, value-engineered choices, and possibly even doing some work yourself.

Their number: Higher. May include GC markup, permit risk, unknown subs, and contingency padding.

Why it differs:

• Lenders often use per-square-foot estimators that reflect national or regional averages

• They assume retail-level pricing, not investor discounts

• If you’re newer, they may assume you’ll make mistakes or face delays

Who’s “right”?

Possibly you, if you’ve done similar projects with the same team. But from a risk mitigation standpoint, the lender's conservative estimate makes sense.

3. Loan-to-Value (LTV) vs. Loan-to-Cost (LTC)

This is where the structure of your loan changes how much you can borrow.

You might say:

• Purchase: $200K

• Rehab: $80K

• ARV: $400K

• You want: 90% purchase + 100% rehab

Lender says:

• Max 70% ARV = $280K total exposure

• They subtract the $80K rehab → leaving $200K for purchase

• If they think rehab is $100K, they drop the purchase coverage

Why it matters:

• You may think they’re underestimating your capacity, but they’re protecting their downside

• They lend against their appraised ARV, not yours

• If your ARV is 10% higher than theirs, you’ll feel “shorted” on leverage

4. Timeline Assumptions

You assume:

• Rehab: 4 months

• Sell: 2 months

• Total: 6 months of financing needed

Lender assumes:

• Rehab: 6 months

• Sell: 3+ months

• Carry: 9–12 months

This affects:

• Interest reserve requirements

• Cost of capital

• Your debt service ratio

Why?

• They base projections on what typically happens, not what you hope happens

If you’re on a tight budget and their timeline estimates are longer, it will inflate perceived risk, and reduce what they’ll lend.

5. Profit Margin Expectations

You may be targeting:

• 15%–20% net profit

• High leverage

• Thin buffer (but confident in your numbers)

They want:

• Enough spread that they still get paid if you don’t

• At least a 10% margin after liquidation discount

• You have to have “skin in the game” (cash invested)

This is why some lenders won’t fund flips with under 12% projected profit, even if the flipper is fine with it.

They don’t fund your risk tolerance. They fund theirs.

How to Handle a Deal When Your Lender Disagrees

1. Don’t Argue, Ask Questions

Instead of saying, “Your ARV is too low,” try:

• “Can you show me the comps you used?”

• “Which rehab line items are causing the variance?”

• “What assumptions are driving the timeline?”

This opens a conversation, and you may uncover valuable insights.

Sometimes, lenders use a better comp you missed.
Other times, they simply pulled data from a generic AVM or lazy appraiser.

2. Prepare a Deal Package That Bridges the Gap

Bring data that supports your version of the numbers:

• Comps with photos, distance, DOM, and finishes circled

• Contractor bids with an itemized labor/materials breakdown

• Project timeline with a realistic buffer and an exit plan

• Recent successful flips in the area (yours or others)

This shows professionalism and can help you negotiate better terms.

3. Know When to Switch Lenders

If a lender’s underwriting is too conservative for your model, that’s not a failure; it’s a mismatch.

Some lenders:

• Prefer cosmetic flips only

• Penalize rural or low-density areas

• Won’t fund anything with foundation work

• Want 20% equity minimums no matter what

If your flips consistently get lowball valuations from them, shop around.

There are aggressive hard money lenders, risk-tolerant private lenders, and even family office-backed capital for experienced flippers.

Who’s Actually “Right”?

This depends on who’s more likely to be wrong.

Ask yourself:

• Have you flipped similar homes in similar areas before?

• Have your past projects met or beat your own estimates?

• Do you have repeat vendors, GCs, and buyers in your ecosystem?

If yes, you may have more accurate numbers than your lender.

But if you:

• Are new to the market

• Are you using a new contractor

• Haven’t flipped this property type before

• Are you guessing on rehab or resale pricing

Then your lender’s caution may be justified.

A Smart Flipper’s Play: Use Their Numbers as a Stress Test

Instead of arguing, use your lender’s model as a second opinion:

• Plug their ARV into your MAO calculator

• Use their rehab estimate in a worst-case scenario model

• Run their timeline through your holding cost calculator

Ask:

• Does the deal still make money with their inputs?

• Would you still close it, or does it only work with perfect numbers?

If it only works when everything goes right, their version may save you from a loss.

Bulletproof Your Own Numbers Before You Present a Deal

Make sure you have:

• At least 3 solid comps within 0.5 miles, same bed/bath count, similar finish

• An itemized rehab scope based on a walkthrough or detailed photos

• A realistic timeline based on contractor availability and permit timelines

• A resale strategy with multiple buyer types (retail, landlord, flipper)

• A minimum profit spread based on your standards, not just theirs

If your numbers are strong and backed with documentation, you’ll close more deals and get better rates, regardless of initial friction.

You’re Both Right, In Different Ways

Your lender isn’t in the flipping business. They’re in the repayment business.

So yes, they’re going to be more conservative. But that doesn’t mean your numbers are wrong.

It just means you should:

• Understand where the gaps are coming from

• Learn how to present data that closes those gaps

• Know when it’s time to push… and when it’s time to pass

Because the smartest flippers don’t just trust their numbers blindly. They test them against reality and other people’s money.