Hard Money Lending in Nashville & Across Tennessee

Three points and 12% interest. Those three points include all of our fees — there is no separate origination fee, processing fee, underwriting fee, or discount fee. The only additional charge is a $320 document prep fee to generate the documents and get them to the title company. If you're comparing hard money lenders, compare apples to apples: ask what they charge in addition to their points.

No. We do our valuation in house, which means no appraisal fee and no waiting — typically done within 24 hours instead of the few weeks a third-party appraisal can take. There's no origination, processing, or underwriting fee either. It's all in the three points.

There's no minimum. We're asset-based lenders, so the property qualifies for the loan — not you. We don't pull a credit score, we don't need employment verification, and we don't ask for tax returns. If the project is a good project, we'll lend on it. Worst case, if we ended up with the property back, we know we can finish it and sell it, or sell it as is and get our capital back.

Detailed photos of the property, and ideally a video walkthrough — shoot it in landscape so it's watchable on a desktop. Then a detailed scope of work, so we know exactly what you're planning: full gut of the kitchen and baths, or countertops and keep the existing cabinets. That's how we assess the after-repair value. If you have comparable sales you're using to support your ARV, send those too — it makes our job faster.

It depends on how good a deal you got. On a property with a $300,000 ARV that you're buying for $150,000, we can fund the full $150,000 at closing, because you bought at a deep enough discount to justify it. Closing costs may still come out of pocket on top of that. As a rule, if the deal is good enough, we can fund 100% of the purchase at the table.

Points are typically rolled into the loan, so you don't come out of pocket for them at closing — though you can pay them at closing if you prefer. On a $150,000 purchase with a $50,000 rehab, the loan is $200,000; three points is $6,000, so we write the note for $206,000. The points aren't actually paid until payoff at the end of the project.

It depends on the size of the rehab. On a small paint-and-carpet budget — say $10,000 to $15,000 — and a deep enough discount on the purchase, we may fund the full renovation at closing. Most projects run on draws. On that $150,000 purchase with a $50,000 rehab, we'd fund the $150,000 at closing and break the remaining $50,000 into roughly three draws of about $16,000 as you hit milestones. Your draw schedule is built from your scope of work, and we expect you to perform on it.

On a single property, no — we cap at 65% of the after-repair value. That holds even on a fast, light flip where you're comfortable with a smaller margin. The one exception is additional collateral: if you have a rental in the area with real equity and we can take a second position on it, or something free and clear you're willing to pledge, we can potentially go above 65% LTV.

Primarily single-family fix and flip projects. We also look at land deals — we're builders ourselves, so if the loan to value is in a good spot we'll take down raw land. Small multifamily like duplexes and triplexes, and small commercial deals, are both on the table. The one thing we will not lend on is a primary residence. It has to be an investment property.

In practice they describe the same thing: short-term, asset-based real estate financing from a non-bank lender. "Private money" is the more common modern term, and some investors use it for individual lenders rather than firms. Either way, we underwrite the property and your plan rather than your tax returns.

Yes. We look at the deal first — the property, the rehab budget, and the exit. A first-timer with a solid deal and a credible scope of work is fundable. Experienced operators earn better leverage over time through the Scale Program.

Most deals fund in about nine days from the day you send us the property, and you'll usually have a term sheet within a day. Speed depends on title turnaround more than on us — we're a direct lender and our valuation is in house, so there's no loan committee and no third-party appraiser sitting between you and an answer.

Direct. We make our own credit decisions and service our own loans, which is why you get an answer quickly and reach a real person when you need a draw or a payoff statement.

Yes. We fund land loans on vacant and investment parcels that conventional lenders typically decline, and ground-up construction for investor projects with draws handled on a predictable schedule.

We're a Nashville-based hard money lender and we lend across Tennessee — including Middle Tennessee, Knoxville, Chattanooga, Murfreesboro, Franklin, and Clarksville. If your deal is in Tennessee, we can look at it.

A hard money loan is short-term financing secured by real estate rather than by your income history. A hard money lender underwrites the property — its current value, the rehab plan, and the after-repair value — instead of running you through the documentation a bank requires. That's why hard money loans close in days instead of weeks, and why real estate investors use them to compete with cash buyers.