Expert guides on all six hard money loan products — fix & flip, DSCR rental, bridge loans, ground-up construction, multifamily, and commercial — across all 20 states we serve. No credit minimum. Same-day commitment. 7-day close.
Sab Tera Lending is a direct private hard money lender — not a broker — offering six distinct investment property loan programs across 20 states. Every loan comes with our no-credit-minimum, same-day commitment, and 7-day close guarantee.
Actionable content for real estate investors at every level — from first-time flippers to experienced portfolio builders scaling across multiple markets. Every guide is written to help you understand, compare, and act.
Complete guide to hard money lending on Long Island — how it works, top LI investment markets (Nassau, Suffolk, the Hamptons, Freeport, Bay Shore), real deal case studies with exact numbers, loan parameters, and how to close in 7 days. Covers fix & flip, DSCR, bridge, and construction.
How DSCR loans work in New Jersey, top NJ rental markets (Jersey City, Hoboken, Newark, Shore towns), real case studies with exact DSCR ratios and payment math, and how to close in 7 days with no income verification. Rates from 6.5% on 30-year fixed terms.
Hard money lenders provide fast, asset-based loans to real estate investors — approved based on the property, not your credit score or income. This guide covers how they work, when to use them, how they differ from banks and brokers, and how to choose the right direct lender for your deal.
Fix and flip loans are the backbone of the house flipping business. This guide covers everything: loan structure, LTV limits (up to 90%), the draw process for rehab funds, total costs, carrying costs, ARV math, and how to qualify — even as a first-time flipper with no FICO minimum. Includes deal case studies from NY, NJ, FL, TX, and OH.
DSCR (Debt Service Coverage Ratio) loans are the secret weapon of serious rental property investors. No W-2s, no tax returns, no income verification — just the cash flow of the property itself. This guide explains how DSCR ratios work, how to calculate them, which markets cash-flow best, and how to stack DSCR loans across a growing portfolio.
Hard money loans and conventional mortgages serve very different purposes. This guide breaks down every key difference — closing speed (7 days vs. 45-60 days), income requirements, credit score minimums, upfront costs, property condition requirements, and scenarios where each is the right tool. Includes a side-by-side comparison table.
A bridge loan is a short-term, interest-only loan that bridges the gap between two transactions — buying before you sell, stabilizing before you refinance, or acquiring before permanent financing is ready. This guide covers how bridge loans work, when to use them, typical rates (from 9.5%), timelines, exit strategies, and real deal examples across Sab Tera's 20-state footprint.
A ground-up construction loan finances the cost of building a brand-new residential or commercial property from scratch. Unlike a rehab loan, funds are disbursed through a draw schedule tied to construction milestones. This guide covers how construction loans work, draw schedules, LTC vs. LTV, how Sab Tera funds up to 90% of total project cost from 10.0% IO, and how new build investors can close in as few as 7 days with no credit minimum.
From ARV to LTV, DSCR to draw schedule, interest-only to recourse — this glossary defines every key term in hard money and private lending. Bookmark it as your reference guide for every deal. Includes terms specific to fix and flip, DSCR, bridge, construction, multifamily, and commercial loan programs.
How does Sab Tera Lending compare to the biggest names in hard money? This side-by-side analysis covers FICO minimums (Lima One requires 660, Kiavi requires 640, RCN requires 620, LendingOne requires 620, Easy Street requires 600 — Sab Tera requires none), rates, closing speed, upfront fees, prepayment penalties, and service area coverage. Spoiler: no-credit-minimum is just the beginning.
Hard money lending has evolved significantly by 2026. What was once a niche, last-resort financing tool is now the first choice for sophisticated real estate investors who value speed, flexibility, and execution certainty over the rigid requirements of conventional bank financing. This reference section covers every loan product Sab Tera Lending offers, explains how each works, and identifies which investment strategy each is designed for.
A hard money loan is a short-term, asset-based loan secured by real property. The term "hard" refers to the hard asset — the property itself — that serves as collateral. Unlike a conventional mortgage, which focuses on the borrower's creditworthiness, income, debt-to-income ratio, and tax history, a hard money loan is underwritten primarily on the value of the collateral and the strength of the deal.
Sab Tera Lending is a direct private hard money lender headquartered in Huntington, New York, actively funding investment property loans across 20 states. As a direct lender — not a broker — Sab Tera issues its own capital, makes its own credit decisions, and does not collect upfront fees or add broker commissions to every loan. The result: same-day commitment letters and closings in as few as 7 business days.
A fix and flip loan provides short-term financing for the acquisition and renovation of a residential investment property with the intent to sell (flip) for profit. These loans are structured as interest-only to minimize carrying costs during the hold period. Sab Tera Lending funds fix and flip loans at up to 90% of the purchase price plus 100% of renovation costs, not to exceed 70–75% of the after-repair value (ARV). Rates start at 9.5% interest-only with no credit score minimum and no prepayment penalties.
The draw schedule is a critical feature of fix and flip loans. Rather than releasing all renovation funds at closing, lenders disburse draws in tranches tied to completed construction milestones — typically foundation, framing, rough-in (plumbing, electrical, HVAC), drywall, and finishes. This structure protects both the lender and the borrower and ensures funds are deployed as work progresses. Sab Tera Lending's draw process is designed to be fast and friction-free so your project stays on schedule.
Fix and flip investors in New York, New Jersey, Florida, Texas, Georgia, Ohio, Michigan, Pennsylvania, and all other Sab Tera service states benefit from the same no-credit-minimum underwriting standard — meaning a low FICO score or no U.S. credit history (for foreign national investors) does not disqualify a deal.
A DSCR rental loan (Debt Service Coverage Ratio loan) is a long-term investment property mortgage that qualifies borrowers based on the rental income of the property — not the borrower's personal income, W-2 employment, tax returns, or debt-to-income ratio. The DSCR formula is: DSCR = Gross Monthly Rent ÷ Monthly Mortgage Payment (PITIA). A DSCR of 1.0 means rent exactly covers the mortgage. A DSCR above 1.0 means the property generates positive cash flow.
Sab Tera Lending offers DSCR loans from 6.5% on 30-year fixed terms. These loans are available for single-family rentals, 2–4 unit residential properties, and small portfolios. LLC borrowing is permitted, and foreign nationals are eligible. No income verification is required — the property's rent roll is the underwriting basis.
DSCR loans are the tool of choice for scaling a rental portfolio because there is no personal income cap and no limit on the number of financed properties. Investors in New Jersey's high-demand rental markets (Jersey City, Hoboken, Newark), New York's outer boroughs (Queens, Brooklyn, the Bronx), Florida's booming Sun Belt metros (Miami, Tampa, Jacksonville, Orlando), and Texas's growth corridors (Dallas-Fort Worth, Houston, San Antonio, Austin) all benefit from DSCR financing that bypasses W-2 requirements.
A bridge loan is a short-term, interest-only loan that "bridges" the gap between two financial events — typically a purchase and a subsequent sale or permanent refinance. Bridge loans are used when investors need to move fast on an acquisition before their current property sells, when a property does not yet qualify for permanent financing (because it's vacant or under-stabilization), or when timing a 1031 exchange.
Sab Tera Lending offers bridge loans from 9.5% interest-only across all 20 states. Common bridge loan scenarios include: buying a new investment property before selling an existing one; acquiring a vacant or partially occupied multifamily building before stabilizing it for permanent financing; purchasing a commercial or mixed-use asset before it meets bank underwriting standards; and bridging into a DSCR or long-term loan once a rental property is fully occupied and cash-flowing.
The key advantage of a bridge loan over waiting for conventional financing is speed. Sab Tera can close a bridge loan in 7 business days — often the difference between winning and losing a competitive off-market deal in New York City, Miami, Dallas, Charlotte, Atlanta, or any other high-velocity real estate market.
A ground-up construction loan finances the development of a brand-new property on vacant land or a scraped lot. Unlike a fix and flip loan — which finances the renovation of an existing structure — a construction loan funds the entire build from foundation to roof to certificate of occupancy. Funds are disbursed through a draw schedule as construction milestones are completed and inspected.
Sab Tera Lending provides ground-up construction loans from 10.0% interest-only at up to 90% of the total loan-to-cost (LTC) — meaning Sab Tera can fund up to 90 cents of every dollar of total project cost (land + hard costs + soft costs). No credit minimum applies. Same-day commitment letters. Close in 7 days. LLC and foreign national eligible.
The LTC metric is important to understand for construction loans. Unlike LTV (loan-to-value, used in acquisition loans), LTC measures the loan amount as a percentage of the total project cost — the sum of land cost, hard construction costs (labor and materials), and soft costs (permits, architecture, engineering, insurance). A project with $500,000 in total costs at 90% LTC would be eligible for up to $450,000 in financing.
Ground-up construction is active across Sab Tera's full service footprint, with particularly strong deal volume in New York's suburban markets (Long Island, Westchester), New Jersey's new construction corridor, Florida's Sun Belt expansion markets, Texas's DFW suburbs, Georgia's Atlanta metro, and the Carolinas' growth markets.
Multifamily hard money loans finance residential properties with five or more units — apartment buildings, mixed-use buildings with residential components, and portfolio acquisitions. Unlike single-family and 1–4 unit investment properties, 5+ unit multifamily is classified as commercial real estate, meaning conventional residential mortgage programs do not apply. Private lenders like Sab Tera Lending fill this gap with bridge and permanent multifamily financing underwritten on property cash flow and asset value.
Sab Tera's multifamily loan programs include short-term bridge loans for value-add acquisitions (buying a partially occupied building at a discount, renovating units, and raising rents) and longer-term permanent multifamily financing once a property is stabilized. Both programs require no credit minimum and no personal income verification.
Commercial hard money loans finance non-residential investment properties — retail strip centers, office buildings, industrial warehouses, self-storage facilities, mixed-use buildings with commercial ground floors, and other income-producing commercial assets. These are asset-based loans underwritten on the property's value and the investor's exit strategy, not traditional bank income or credit metrics.
Sab Tera Lending offers commercial hard money loans across all 20 service states. Common use cases include acquiring commercial properties at distressed prices, funding value-add commercial repositioning projects, bridging commercial assets that do not yet qualify for conventional commercial mortgage underwriting, and providing short-term liquidity against commercial equity.
The single most important differentiator between Sab Tera Lending and every named competitor in the hard money space is the complete elimination of a credit score minimum. Here is how the major players stack up:
| Lender | Min. FICO | Upfront Fees | Prepay Penalty | Income Verification | Close Speed |
|---|---|---|---|---|---|
| ✅ Sab Tera Lending | None | None | None | Not Required | 7 days |
| Lima One Capital | 660 | Yes | Yes | Required | 10–21 days |
| Kiavi (formerly LendingHome) | 640 | Yes | Yes | Required | 10–15 days |
| RCN Capital | 620 | Yes | Yes | Required | 10–14 days |
| LendingOne | 620 | Yes | Yes | Required | 10–14 days |
| Easy Street Capital | 600 + $1,995 doc fee | Yes ($1,995) | Yes | Required | 7–10 days |
Every competitor listed above requires a FICO score ranging from 600 to 660. Sab Tera Lending has no minimum — a borrower with a 500 score, no credit score, or a foreign national with no U.S. credit history can qualify based solely on the deal. See the full lender comparison page for a complete side-by-side analysis.
Sab Tera Lending is actively funding hard money loans in 20 markets: New York, New Jersey, Connecticut, Florida, Texas, North Carolina, South Carolina, Georgia, Alabama, Virginia, Kentucky, Louisiana, Mississippi, Massachusetts, Michigan, Pennsylvania, Tennessee, Indiana, Ohio, and Long Island. All six loan programs are available across all 20 markets.
Key metro markets served include: New York City (all five boroughs), Long Island (Nassau and Suffolk counties), Northern New Jersey and Jersey Shore, Connecticut's Fairfield County and New Haven, South Florida (Miami-Dade, Broward, Palm Beach), Tampa Bay, Jacksonville, Orlando, Dallas-Fort Worth, Houston, San Antonio, Austin, Charlotte, Raleigh, Columbia, Atlanta, Savannah, Birmingham, Richmond, Louisville, New Orleans, Jackson, Boston, Detroit, Grand Rapids, Philadelphia, Pittsburgh, Nashville, Memphis, Indianapolis, Columbus, Cleveland, Cincinnati, and all surrounding suburban markets.
Getting a hard money loan from Sab Tera Lending follows a streamlined four-step process designed to deliver a commitment letter the same day you apply and close within 7 business days in most cases:
Step 1 — Submit your deal. Contact Sab Tera Lending at (516) 336-9293 or via the online application. Provide the property address, purchase price, estimated ARV (for fix & flip or construction), loan amount requested, and your entity name (LLC or individual).
Step 2 — Receive same-day commitment. Sab Tera reviews the deal and issues a commitment letter the same business day in most cases — no waiting days or weeks for a credit committee.
Step 3 — Complete due diligence. Provide property information (title, appraisal or BPO, scope of work for rehab), entity documents, and insurance binder. Sab Tera's team handles the rest.
Step 4 — Close and fund. Most loans close within 7 business days of commitment. No upfront fees. No prepayment penalties. No income verification.
Sab Tera Lending's education hub is designed to give real estate investors the knowledge to make better financing decisions. Key resources include:
Two new reference pages built to help investors understand the language of hard money lending and objectively compare lender options.
From ARV to LTV, DSCR to draw schedule — every key term in hard money and private lending defined in plain English. Essential reading before your first deal and a bookmark for every deal after.
View Glossary → ⚖️ Lender ComparisonNo credit minimum vs. 600–660 FICO requirements. Zero upfront fees vs. doc fees. 7-day close vs. 10–21 day timelines. See how Sab Tera Lending compares on every dimension that matters to investors.
See Comparison →Everything real estate investors ask before applying for a hard money loan — across all six loan products and all 20 states.
