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Fix & Flip Rates Have Stabilized in the 9–13% Range

After several years of volatility, fix and flip financing has settled into a fairly predictable band industry-wide: 9% to 13% depending on credit, experience, and leverage. Sab Tera Lending's 9.5% starting rate sits at the competitive end of that range, and because we don't gate pricing behind a credit score minimum, more investors qualify for our best available terms than at lenders who reserve their lowest rates for 700+ FICO borrowers only.

DSCR Rental Demand Is Rising in Cash-Flow Markets

Ohio, Kentucky, Indiana, Tennessee, and Alabama continue to attract buy-and-hold investors chasing rent-to-price ratios that coastal markets can't match. Our DSCR Rental program, with rates from 6.5% and no income documentation, is built specifically for investors executing this strategy at scale — often financing 3, 5, or 10 properties in a single portfolio across these markets.

The BRRRR Strategy Remains a Core Use Case

Buy, Rehab, Rent, Refinance, Repeat continues to be one of the most common financing paths we see across all 20 states. An investor acquires and renovates a property with a Fix & Flip loan, stabilizes it as a rental, then refinances into a 30-year DSCR loan to recycle capital into the next acquisition. Because both products are underwritten in-house, we can often move an investor from construction draw to DSCR refinance without the friction of switching lenders mid-strategy.

Southeast Migration Continues to Fuel Ground-Up Construction

Population growth into North Carolina, South Carolina, Georgia, Tennessee, and Texas keeps new-build demand elevated in those markets. Builders using our Ground-Up Construction loan benefit from fast, in-house draw processing — a meaningful advantage when labor and material costs make every week of carrying cost matter.

Commercial & Multifamily Activity Is Picking Up in Value-Add Deals

With bank commercial lending still slow and conservative in many corridors, private capital has stepped in for well-located mixed-use, retail, and small multifamily acquisitions that need repositioning before they qualify for permanent financing. Our Commercial Real Estate and Multifamily 5+ programs are structured for exactly this bridge-to-stabilization use case, closing in 14–21 days instead of the 60–120 days a bank quotes.

Hard Money Loans Across 20 States — Everything Real Estate Investors Need to Know

Sab Tera Lending is the direct private hard money lender investors across 20 states choose first. From Long Island (Nassau County and Suffolk County) and all five NYC boroughs, to Columbus, Ohio, Philadelphia, Pennsylvania, Northern Virginia, Detroit, Michigan, Nashville, Tennessee, Indianapolis, Indiana, Boston, Massachusetts, Louisville, Kentucky, New Orleans, Louisiana, and Jackson, Mississippi — we bring the same same-day commitment and 7-day close to every market we serve.

What Is a Hard Money Loan?

A hard money loan is a short-term, asset-based loan secured by real estate. Unlike conventional bank loans that focus on the borrower's income and credit history, hard money loans are primarily based on the value of the investment property. This makes hard money financing ideal for real estate investors who are self-employed, have complex finances, or need to close faster than any bank can move. Learn more: What Is a Private Hard Money Lender?

Fix & Flip Loans — Up to 90% LTV Across 20 States

Our Fix & Flip hard money loans are the most popular loan product among investors in our 20-state footprint. We finance up to 90% of the purchase price plus 100% of rehabilitation costs, capped at 75% of the after-repair value (ARV). With interest rates starting at 9.5% and no prepayment penalties, our fix and flip loans give investors the leverage and flexibility to maximize returns in every market. Read our Fix & Flip Loan Guide 2026 →

• Loan amounts from $50,000 to $5 million+
• 12-month terms with extension options
• Up to 90% LTV on purchase price
• 100% of renovation costs funded
• Close in 7 days or less
• No income verification — no credit minimum

Bridge Loans — Short-Term Financing in Every Market

Our Bridge loans start at 9.5% interest-only for short-term acquisitions, asset transitions, and exit financing. Whether you need to close before your current property sells, fund a value-add deal before permanent financing, or move fast on an auction, our bridge loans close in 7 days across all 20 states. No income verification. No credit minimum. No upfront fees.

Ground-Up Construction Loans — New Builds Across 20 States

Our Ground-Up Construction loans fund new residential and commercial builds from 10.0% interest-only, up to 90% of loan-to-cost (LTC). We fund new build projects in the fastest-growing construction markets in our footprint — Nashville TN, Columbus OH, Indianapolis IN, Richmond VA, Philadelphia suburbs PA, and beyond. Fast draw schedules, no prepayment penalties.

DSCR Rental Loans — No Income Verification Required

DSCR loans allow investors to qualify for long-term rental financing based on the property's rental income — not W-2s or tax returns. Our DSCR rental loans offer 30-year terms with rates starting at 6.5%, up to 80% LTV, for single-family homes and 2–4 unit investment properties across all 20 service states. Perfect for the BRRRR method — pair with our Fix & Flip loan to acquire and renovate, then refinance into a DSCR loan to hold and cash flow. Read: DSCR Loans Explained →

Multifamily & Commercial Loans

We also finance multifamily apartment buildings (5+ units) and commercial real estate including mixed-use, retail, office, warehouse, and self-storage across all 20 states. Our commercial and multifamily loans close in 14–21 days — compared to 60–120 days at traditional banks — with no income verification required.

Why Choose a Direct Private Lender?

As a direct private lender, Sab Tera Lending uses our own capital. This means faster decisions (same day), more flexible underwriting (no credit minimum), and certainty of closing. We are not a broker. We don't pass your file to a committee. When we give you a commitment, we close — in every one of our 20 service states. Compare hard money vs. conventional mortgage →

How Sab Tera Lending Compares to the Top National Hard Money Lenders

Investors researching hard money financing usually compare Sab Tera Lending against a short list of national names: Lima One Capital, Kiavi, Easy Street Capital, RCN Capital, and LendingOne. Every one of those lenders publishes a minimum credit score — Lima One requires 660 FICO on fix and flip loans, Kiavi requires 640 FICO, RCN Capital requires 650 FICO on short-term programs, and LendingOne requires 680 FICO. Even Easy Street Capital, the most flexible of the group, still requires a 600 FICO minimum on its EasyFix program. Sab Tera Lending is the only lender in this comparison set with no published credit score minimum on any program, because we underwrite the deal and the property — not a credit report.

Rate-wise, the field is closely bunched: most fix and flip programs across these five competitors start somewhere between 8.9% and 10%, climbing into the 12–14% range for thinner files or first-time investors. Sab Tera Lending's 9.5% starting rate sits squarely inside that competitive range, but pairs with zero upfront fees and zero prepayment penalties — costs that several competitors do charge. RCN Capital, notably, primarily operates as a wholesale lender working through mortgage brokers rather than funding real estate investors directly, which can add time and a layer of cost that a direct lender like Sab Tera Lending avoids entirely.

Long Island — A Dedicated Market for Sab Tera Lending

Long Island is one of the most active fix and flip and rental markets in our 20-state footprint. Investors in Nassau County and Suffolk County use Sab Tera Lending's Fix & Flip and Bridge loans to move quickly on distressed colonials, capes, and ranches — competitive inventory where a same-day term sheet often makes the difference between winning and losing a deal. Average net flip profit on Long Island deals we've financed runs around $92,000 per project.

Southeast Growth Markets — North Carolina, South Carolina, Georgia & Alabama

Our four Southeast markets — North Carolina, South Carolina, Georgia, and Alabama — are among the fastest-growing real estate investment markets in the country. Charlotte and Raleigh–Durham led North Carolina's 2025 appreciation at roughly 6.2%. Atlanta continues to attract fix and flip and DSCR rental investors with average flip profits near $61,000. Birmingham and Huntsville, Alabama offer rental yields of 8–12%, making them a favorite for buy-and-hold DSCR investors using our no-income-verification program.

Mid-Atlantic & Northeast — New Jersey, Connecticut, Pennsylvania & Massachusetts

In New Jersey, investors in Bergen, Essex, and Middlesex counties rely on our Fix & Flip and Bridge loans to compete with cash buyers in a tight inventory market. Connecticut investors in Fairfield County and Greenwich use our DSCR Rental program to build buy-and-hold portfolios near the New York border. Pennsylvania covers Philadelphia and Pittsburgh, two markets where our Ground-Up Construction loans fund new infill development. Massachusetts investors in Greater Boston and Worcester use our Multifamily 5+ program for value-add apartment acquisitions.

Sun Belt Markets — Florida & Texas

Florida remains one of our highest-volume states, with Miami, Tampa, Orlando, and Fort Lauderdale investors using Fix & Flip, DSCR, and Multifamily programs across single-family, condo, and small multifamily deals. Texas investors in Houston, Dallas–Fort Worth, San Antonio, and Austin favor our Ground-Up Construction and Commercial Real Estate loans given the state's continued population growth and new-build demand.

Midwest & Ohio Valley — Ohio, Indiana, Michigan & Kentucky

Ohio — Columbus, Cleveland, Cincinnati, Dayton, and Akron — is one of our most active DSCR Rental markets thanks to strong cash-flow fundamentals. Indiana investors in Indianapolis and Fort Wayne use our Fix & Flip program on affordable acquisition prices. Michigan covers Detroit Metro, Grand Rapids, and Ann Arbor with all 6 loan programs. Kentucky investors in Louisville and Lexington use our Bridge and DSCR programs to build rental portfolios in a historically stable market.

South & Gulf Coast — Tennessee, Virginia, Louisiana & Mississippi

Tennessee — Nashville, Memphis, Knoxville, and Chattanooga — is our top Ground-Up Construction market outside the Northeast. Virginia covers Northern VA/DC, Richmond, and Hampton Roads, where our Commercial RE program funds mixed-use and office acquisitions. Louisiana investors in New Orleans, Baton Rouge, and Shreveport, and Mississippi investors in Jackson, Gulfport, and Hattiesburg, both use our Fix & Flip and DSCR programs to acquire and hold affordable rental stock.

How Long Does It Take to Close a Hard Money Loan?

With Sab Tera Lending, most Fix & Flip and Bridge loans close within 7 days of receiving the appraisal. DSCR Rental, Multifamily, and Commercial Real Estate loans typically close in 14–21 days due to additional title and entity documentation. Compare that to a traditional bank, where investment property loans routinely take 45–90 days, or 60–120 days for commercial acquisitions — timelines that cost investors deals in every one of our 20 markets.

What Documents Do You Need to Apply?

Because every Sab Tera Lending loan program is asset-based, our documentation list is short compared to a bank or income-verified lender. For most Fix & Flip and Bridge loans, we ask for a purchase contract or property address, a scope of work and rehab budget, proof of funds for your down payment, and entity formation documents if you're closing in an LLC. We do not ask for W-2s, pay stubs, tax returns, or a debt-to-income calculation on any program — the property and the deal carry the file, not your personal financial history.

For DSCR Rental loans, we add a lease or market rent survey to confirm the property's income potential, since that figure — not your paycheck — determines the loan amount and rate. For Multifamily and Commercial loans, we typically request a rent roll or operating statement, plus title and entity documentation given the larger loan sizes involved. Every document request is designed to verify the deal, not interrogate the borrower.

Eligible Property Types Across All 20 States

Sab Tera Lending finances a wide range of investment property types across every market we serve: single-family residences (SFR), 2–4 unit properties, condominiums and townhomes, multifamily buildings of 5 or more units, and commercial properties including mixed-use, retail, office, warehouse, industrial, and self-storage. Distressed and value-add properties are welcome on our Fix & Flip and Bridge programs — including properties that wouldn't qualify for traditional bank financing due to condition. Owner-occupied primary residences are not eligible; all Sab Tera Lending loans are business-purpose, non-owner-occupied investment property loans.

LLCs, Corporations & Foreign National Investors

Unlike several competitors that restrict entity types by state or require additional underwriting for non-U.S. citizens, Sab Tera Lending funds loans to individuals, LLCs, corporations, and foreign nationals across all 20 states, with no income verification required for any borrower type. Many of our repeat investors close every deal inside a dedicated LLC for liability protection — we support that structure on every loan program, from Fix & Flip through Commercial Real Estate.

Common Questions About Rates & Pricing

Investors often ask why hard money rates run higher than a conventional 30-year mortgage. The answer is risk and speed: Sab Tera Lending funds deals that banks won't touch — distressed properties, compressed timelines, self-employed borrowers, and first-time investors — and we do it with a same-day decision instead of a 45-day underwriting cycle. That said, our starting rates are competitive with or below several of the national lenders investors compare us against, and unlike many of those lenders, we charge zero upfront fees and zero prepayment penalties, which materially lowers the true cost of the loan over a typical 6–18 month hold.

Points and origination fees vary by lender in this industry — some hard money lenders charge 1.5% to 3% in origination points on top of the interest rate. Sab Tera Lending's zero-upfront-fee structure means the cost you see in your term sheet is the cost you pay, with no surprise fees added at closing. We believe that transparency, paired with no credit score minimum, is what keeps investors coming back deal after deal.

Mistakes Investors Make When Choosing a Hard Money Lender

The most common mistake we see is investors chasing the lowest advertised rate without checking the credit score minimum, the prepayment penalty structure, or whether the lender is a direct capital source or a broker passing the file to a third party. A broker-sourced loan can add days or weeks to your closing timeline exactly when speed matters most. Before committing to any hard money lender — including us — ask three questions: Is this your own capital? What is your minimum credit score? And what happens if I need to refinance or sell within 12 months? Sab Tera Lending's answers are: yes, we fund from our own capital; there is no minimum credit score; and there is no prepayment penalty on any program.

Our Lending Philosophy: The Deal First, Not the Credit Report

Most private lenders still borrow their underwriting logic from the banking world — a credit score threshold, a debt-to-income ratio, an income verification checklist — even after calling themselves "asset-based." Sab Tera Lending was built differently. We ask three questions on every file: What is the property actually worth? What is the investor's plan to create or preserve value? And what is the realistic exit? If those three answers hold up, the loan gets approved — regardless of whether the borrower's credit score is 550 or 800. That's not a marketing claim; it's the literal underwriting process behind our "no credit score minimum" policy, and it's why investors who've been turned away or repriced by Lima One, Kiavi, RCN Capital, Easy Street Capital, or LendingOne over a FICO number consistently find a path to funding with us instead.

We also believe speed and transparency aren't features you upsell — they're the baseline. Zero upfront fees means we don't collect a dime until your loan actually closes, which keeps our incentives aligned with getting your deal done, not stringing out a file. Zero prepayment penalties means if your flip sells in 60 days instead of 12 months, or your refinance to a DSCR loan happens faster than planned, you're never punished for executing well. Across 20 states and 6 loan programs, that philosophy hasn't changed since our first closing, and it won't change as we grow into new markets.

Whether you're closing your first fix and flip on Long Island, scaling a DSCR rental portfolio in Ohio, or breaking ground on new construction in Nashville, Sab Tera Lending is ready to issue a same-day commitment. Apply now or call (516) 336-9293 to speak with a loan specialist today.