Frequently Asked Questions — Sab Tera Lending

Sab Tera Lending is a direct private hard money lender serving real estate investors in New York, New Jersey, Connecticut, and Florida. We are not a bank — we are an asset-based lender that funds deals based primarily on property value, not personal income. We provide Fix & Flip, DSCR Rental, Multifamily 5+, and Commercial Real Estate loans.

We lend exclusively to real estate investors — not owner-occupants. Our borrowers range from first-time house flippers to experienced portfolio builders. Self-employed investors, those with complex income, and those who have maxed out conventional loan limits are all welcome.

We require a minimum FICO score of 660. However, credit is not the primary underwriting factor — the property value, deal strength, and exit strategy matter most. A strong deal can sometimes offset credit concerns.

No. All of our loan programs are asset-based — we underwrite primarily on the property value and the deal. We do not require W-2s, tax returns, or pay stubs for any of our loan programs.

We offer four core loan programs: (1) Fix & Flip Loans — short-term rehab financing up to 90% LTV; (2) DSCR Rental Loans — 30-year term for 1–4 unit investment properties; (3) Multifamily 5+ Loans — for apartment buildings and large multifamily; (4) Commercial Real Estate Loans — for mixed-use, retail, office, industrial, and more.

We lend up to 90% of the purchase price and 100% of the verified renovation budget, capped at 75% of the after-repair value (ARV). Example: $300,000 ARV = maximum total loan of $225,000.

DSCR (Debt Service Coverage Ratio) loans qualify based on the property's rental income, not your personal income. DSCR = monthly rent ÷ monthly PITIA. A ratio of 1.0 means break-even. We typically require 1.0x minimum DSCR. 30-year fixed terms, rates from 6.5%, up to 80% LTV.

Our commercial real estate loan program can accommodate ground-up construction for commercial properties. For residential new construction, please contact us to discuss your specific project — requirements include prior experience or a GC license.

Minimum loan amount is $50,000 for Fix & Flip and short-term loans, $75,000 for DSCR Rental loans, and $100,000 for Multifamily and Commercial loans.

Our target is 7 days for Fix & Flip and short-term loans, and 14–21 days for DSCR Rental, Multifamily, and Commercial loans. This is significantly faster than conventional lenders (45–90+ days). Speed is one of our core competitive advantages.

Submit your loan inquiry through our website or call (516) 336-9293. We'll need: property address, purchase price, estimated ARV (for fix & flip), loan amount needed, and your contact info. We issue preliminary terms the same day for complete submissions.

To get a term sheet: just property details and a brief borrower profile. To close, you'll need: government ID, entity docs (LLC or Corp), purchase contract, scope of work (for fix & flip), bank statements (2–3 months), and title information. No tax returns required.

1) We review your submission same-day and issue preliminary terms. 2) A formal appraisal or BPO is ordered. 3) You receive a formal commitment letter. 4) Title is ordered and loan documents are prepared. 5) We close and fund.

Fix & Flip, Bridge, Multifamily, and CRE loans: from 9.5%. DSCR Rental loans: from 6.5%. Rates vary based on LTV, loan term, property type, borrower experience, and market conditions. Contact us for a specific quote.

Typical fees include: origination fee (1–2 points), appraisal/BPO fee ($300–$600), title and closing costs ($1,500–$3,000). No junk fees. All fees are disclosed upfront in the term sheet.

For Fix & Flip and short-term loans: no prepayment penalty. For DSCR Rental loans: step-down prepayment options available. We always disclose prepayment terms clearly in your term sheet.

No. Sab Tera Lending is a direct lender — we fund from our own capital. You deal directly with the decision-maker. No broker fees, no middlemen, no runarounds.

Single-family residences (SFR), 2–4 unit multifamily (1–4 family), 5+ unit apartment buildings, mixed-use (residential + commercial), retail, office, warehouse/light industrial, self-storage, and hospitality.

We currently lend in New York, New Jersey, Connecticut, and Florida. We are especially active in Long Island (Nassau & Suffolk Counties), the five NYC boroughs, northern New Jersey, Fairfield County CT, and major Florida markets (Miami, Tampa, Orlando, Jacksonville).

Yes. This is one of our key advantages over conventional lenders. We can lend on vacant, distressed, and REO (bank-owned) properties. For DSCR loans on vacant properties, we use market rent to calculate the DSCR.

Yes — that's exactly what our Fix & Flip loan is designed for. Distressed properties that conventional banks reject are our most common loan scenario. We lend on properties that need gut renovations, structural work, or complete overhauls.