Home / Loan programs
Hard money loan programs for Tennessee investors
Six loan types for investment real estate, led by DSCR rental loans with terms up to 30 years, plus ground-up construction and short flip loans. Each one is underwritten on the property and the deal.
Compare the programs
| Program | Use it for | Top leverage | Approved on |
|---|---|---|---|
| DSCR rental loans | Purchase or refinance of rental cabins, condos and long-term rentals | 85% loan-to-value to buy, 80% on a cash-out refinance | Whether the rent covers the payment |
| Ground-up construction loans | Building a cabin or home from the ground up, with the lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value | Budget, finished value and your building record |
| 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 |
| 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 |
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 rental cabins, chalets, condos, condotels, long-term rentals and property owned by foreign nationals. Cabins rented by the night qualify on projected short-term income.
Ground-up construction loans
Financing to build at up to 90% of cost for experienced builders in major markets, inside 70 to 75% of the finished value, with up to 70% of the lot cost included. First-time builder programs are available.
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.
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.
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 escrow 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.