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You’ve got your eye on the next deal. Maybe it’s a fixer-upper with great upside or a turnkey rental in the right neighborhood.
You’ve run the numbers, and you’re ready to move. But there’s one problem: You need capital.
Most investors in this position start looking outward at hard money lenders, other private money, or partnerships. Maybe there is equity sitting in your house, but you don’t want to refinance because you have a low interest rate and you don’t want to sell.
Luckily, there is a solution: a HELOC. Using a home equity line of credit (HELOC) on your primary residence could be the fastest, most flexible way to fund your next deal—whether it’s the down payment, rehab, or even the entire purchase. And with lenders like Figure, you can apply in minutes and access that equity in just days—not weeks.
Let’s break down why a HELOC can be so powerful for investors and how to know if this strategy is right for you.
Why a HELOC Makes Sense for Real Estate Investors
As an investor, flexibility is everything. The best deals don’t wait around for slow approvals or complicated funding.
That’s why a HELOC is such a powerful tool.
Whether you’re trying to cover a down payment, fund a renovation, or even purchase a property outright, a HELOC gives you options. You’re borrowing against the equity you already own, so you’re not draining your savings or scrambling to pull money from multiple sources.
Plus, you’re not disturbing your existing mortgage. That’s a big win, especially if you locked in a low rate on your primary residence and don’t want to touch it. A HELOC leaves your first loan intact and adds a separate line of credit based on your home’s current value.
Here’s the key for investors: This is your capital, backed by your asset, on your terms. No partners, profit splits, inspections, or approvals for what the money is used for—just access to money you already have that works for you.
As an investor, you want to move forward and not be stuck in the admin work. A Figure HELOC can help you move faster and keep the deal flow going.
How to Know If You Have Equity to Tap Into
Before you can open a HELOC, you need to know how much equity you actually have in your home. The good news? It’s easier to figure out than you might think.
A lender like Figure will do their own in-house underwriting to determine your home’s value. So, if you are unsure how much equity you have available, they will assist!
We can use this basic formula to get an idea. Here it is:
Home value – loan balance = Equity
Let’s say your home is worth $450,000, and you owe $300,000 on your mortgage. That means you have $150,000 in equity. But you won’t be able to borrow all of it.
Most lenders will allow you to borrow up to 80% to 85% of your home’s value, including your current mortgage balance. That means in this example, your total borrowing limit would fall between $360,000 and $382,500. Subtract your existing loan balance ($300,000), and your HELOC could give you access to somewhere between $60,000 and $82,500 in usable funds. Not bad for the equity you already have sitting in your home.
If you’re not sure what your property is currently worth, you can:
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Check recent comps in your neighborhood.
Use online valuation tools for a rough estimate.
Let your HELOC lender order an appraisal or AVM (automated valuation model).
And if you’re applying with a lender like Figure, that entire process is streamlined. Their tech-driven platform helps you estimate your equity and start the application in just minutes—so you’ll know quickly whether this strategy can work for you.
The Big Advantage: Speed and Simplicity
A lot of investors like the idea of using a HELOC—until they run into the traditional lender process: paperwork, appointments, weeks of waiting, and then…maybe you’re approved, maybe you’re not. But by the time you find out, the deal is long gone.
That’s why speed matters. When a good property hits the market or a contractor can start work next week, you can’t afford to be stuck chasing a loan officer for an update.
This is where Figure makes a real difference. Their HELOC process is entirely digital, designed to move as fast as you do. You can apply online, check your rates, and get an approval decision as quickly as five minutes. Traditional lenders may require in-person engagement, emails with constant questions, and document requests. With Figure, everything is 100% online, and you can see your rate instantly. Rates are fixed, unlike other lenders who offer HELOCs with variable rates. And once approved, funding can happen fast, often in as few as five business days versus weeks with traditional HELOCs. One significant difference with Figure is that there is never any payment penalty. That is not always the case with other lenders for HELOCs or even personal loans.
That kind of turnaround is almost unheard of in traditional lending—and it’s exactly what makes this strategy so effective for real estate investors. You’re not waiting on someone else’s schedule or submitting mountains of paperwork. You’re using a tool that gets you to the closing table faster, using equity you already own. When speed is the difference between landing a deal or losing it, that advantage is everything.
Use the Equity You Already Have to Grow Your Portfolio
If you’re an investor looking to fund your next deal, a home equity line of credit could be one of the smartest tools at your disposal.
We covered why a modern HELOC has unmatched flexibility for real estate investors and how to calculate the equity you might be able to access from your primary residence. Instead of refinancing your mortgage or selling a property, a HELOC lets you borrow against your home’s value—on your terms. Whether you’re covering a down payment, renovation, or even a full purchase, it’s a fast, efficient way to put your existing equity to work.
And if you want to avoid the slow, paperwork-heavy process most lenders require, Figure makes it easy. You can apply in minutes, get approved the same day, and get funded in as little as five days—all without leaving your house.
Want to see how much equity you could access? Start exploring your options with Figure at figure.com—and take the next step toward funding your next deal.
Ashley Kehr is the co-host of the Real Estate Rookie Podcast. Just a few years removed from being a beginner herself, …Read More
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