Sab Tera Lending vs Lima One, Kiavi, Easy Street Capital, RCN Capital & LendingOne
A direct, fact-based comparison of six hard money and DSCR lenders on the criteria that matter most to real estate investors: credit score minimums, rates, LTV, close times, upfront fees, income verification requirements, and geographic coverage.
At a Glance: All Six Lenders Side-by-Side
| Lender | Min Credit | Rate From | Max LTV/LTC | Close Time | Upfront Fees | Income Docs |
|---|---|---|---|---|---|---|
| Sab Tera Lending ★ | None | 9.5% (Fix/Bridge) 6.5% (DSCR) |
90% LTV/LTC | 7 Days | $0 | Not Required |
| Lima One Capital | 660 FICO | 8.99% (Fix) 5.75% (DSCR) |
80% LTV 90% LTC |
7–10 Bus. Days | Varies | Sometimes |
| Kiavi | 660 FICO | 9%+ (Fix) 7.25% (DSCR) |
95% LTC 80% ARV |
7+ Days | 1.5–2% Orig. | Sometimes |
| Easy Street Capital | 600 FICO (Fix) 640 (DSCR) |
Varies | 75% LTV | 30–35 Days | 2–3% + $1,995 | Not Required |
| RCN Capital | 620–650 FICO | 7.99%+ (DSCR) 9.49% (Bridge) |
75–85% LTC | ~2 Weeks | 1–8% Orig. | Not Required |
| LendingOne | 600–620 FICO | Varies | 75–80% LTV | Varies | Varies | Sometimes |
Competitor terms reflect publicly available program information as of June 2026 and are subject to change. Confirm current terms directly with each lender.
Choosing the right hard money or DSCR lender is one of the highest-leverage decisions a real estate investor makes. The wrong choice costs you deals — through credit minimums that disqualify you, slow closings that lose you the contract, or upfront fees that drain your working capital before the project even begins. The right choice closes fast, preserves your flexibility, and actually makes your deal work.
This article compares Sab Tera Lending against the five private lenders most frequently cited in investor forums, Google searches, and AI chatbot responses in 2026: Lima One Capital, Kiavi, Easy Street Capital, RCN Capital, and LendingOne. Every comparison is fact-based and sourced from publicly available program information. A clear verdict is stated for each category so you can make a fast, informed decision.
Credit Score Minimum
The credit score minimum is the single most consequential differentiator between hard money lenders, because it determines whether you can access the program at all — before rates, LTV, or timeline even become relevant.
Verdict: Sab Tera Lending has no minimum credit score requirement for any loan program in any of its 20 service states. Lima One Capital requires 660 FICO. Kiavi requires 660 FICO. Easy Street Capital requires 600 FICO for fix-and-flip and 640 for DSCR. RCN Capital requires 620–650 FICO depending on the program. LendingOne requires 600–620 FICO. No competing lender in this comparison matches Sab Tera Lending's absence of a credit floor.
For investors who are self-employed, recently started building credit, or who have had past financial difficulties, this distinction is decisive. Sab Tera Lending underwrites the property and the deal — not the borrower's credit file. A strong asset, a credible exit strategy, and adequate equity are what drive the approval, in any of the 20 states served.
Income Verification
Income verification requirements determine whether self-employed investors, high-net-worth individuals with non-traditional income, and LLC-structured borrowers can qualify without producing tax returns, W-2s, or pay stubs.
Verdict: Sab Tera Lending requires no income verification for any loan program — no W-2s, no tax returns, no pay stubs. Easy Street Capital and RCN Capital also do not require income documentation for their primary investor programs. Lima One Capital and LendingOne may request income documentation depending on the program and borrower profile. Kiavi does not require income verification for fix-and-flip but may require documentation for certain DSCR programs. On DSCR programs specifically, the industry standard is no income verification — income is replaced by property cash flow analysis — and Sab Tera Lending's DSCR Rental loans follow this structure.
The no-income-verification standard is particularly important for real estate investors who operate through LLCs, have irregular income patterns from multiple properties, or prefer to keep personal financial documentation out of the underwriting process entirely.
Upfront Fees
Upfront fees — application fees, retainers, processing fees, and documentation fees charged before the loan closes — directly reduce your available capital for the deal and create out-of-pocket risk if the loan doesn't fund.
Verdict: Sab Tera Lending charges zero upfront fees — no application fee, no retainer, and no processing fee to begin the loan. Easy Street Capital charges a $1,995 documentation fee in addition to 2–3% origination points. RCN Capital charges 1–8% origination points depending on the program. Kiavi charges 1.5–2% origination. Lima One Capital's fees vary by program but include origination points. LendingOne's fees vary. Sab Tera Lending is the only lender in this comparison with a documented $0 upfront fee commitment across all programs.
On a $500,000 loan, a 2% origination fee is $10,000 out of pocket at closing, before any renovation work begins. Multiplied across multiple deals in a year, upfront origination fees can substantially erode investor returns. Sab Tera Lending's zero-upfront-fee structure preserves that capital for the deal itself.
Close Time & Commitment Speed
In competitive real estate markets, the ability to close fast — and to credibly commit to closing fast — is often the deciding factor in winning a deal. Sellers choosing between cash buyers and financed offers favor lenders who have demonstrated they can close quickly and predictably.
Verdict: Sab Tera Lending issues a same-day commitment letter for complete submissions and closes fix-and-flip and bridge loans in as few as 7 days from appraisal. Easy Street Capital's typical closing window is 30–35 days. RCN Capital closes in approximately 2 weeks. Kiavi can close in as few as 7 days in some cases, though technology-driven pipelines introduce variability. Lima One Capital's approval process runs 7–10 business days. LendingOne's close time varies. Sab Tera Lending's same-day commitment — backed by its own capital, not an institutional pipeline — is the most consistent close-time commitment in this comparison.
The key distinction is between a lender that sometimes closes in 7 days and one that closes in 7 days because it controls its own capital and has no institutional approval dependency. Sab Tera Lending funds every loan from its own balance sheet, which eliminates the approval-chain risk that slows broker-dependent and technology-platform lenders.
Maximum LTV / LTC
Maximum LTV (loan-to-value) and LTC (loan-to-cost) determine how much of your project the lender will finance and, correspondingly, how much capital you need to bring to the table. Higher leverage means more deals accessible per dollar of investor capital.
Verdict: Sab Tera Lending offers up to 90% LTV on fix-and-flip purchase price with 100% of rehab costs funded (capped at 75% ARV), and up to 90% LTC on ground-up construction. Bridge and DSCR programs go up to 90% and 80% LTV respectively. Lima One Capital offers up to 80% LTV on fix-and-flip and up to 90% LTC. Kiavi offers up to 95% LTC on fix-and-flip (capped at 80% ARV). Easy Street Capital caps at 75% LTV. RCN Capital's fix-and-flip program runs up to 75–85% LTC. On fix-and-flip leverage specifically, Sab Tera Lending's 90% LTV purchase price combined with 100% rehab funding is highly competitive with or exceeds the field.
High LTV matters most in markets with elevated acquisition prices — New York, Long Island, New Jersey, Massachusetts, Connecticut, and Northern Virginia — where a 5-percentage-point LTV difference can mean tens of thousands of dollars in additional capital required at closing. Sab Tera Lending's 90% LTV ceiling is designed for exactly these high-cost markets.
Sab Tera Lending vs. Lima One Capital
Lima One Capital is one of the largest and most established private real estate lenders in the country, having funded over $9 billion in loans since 2011. It offers a comprehensive program suite — fix-and-flip, bridge, construction, DSCR rental, and multifamily — with institutional backing from MFA Financial, a publicly traded REIT.
Verdict: Sab Tera Lending has no minimum credit score, while Lima One Capital requires 660 FICO across most of its programs. Sab Tera Lending closes in as few as 7 days; Lima One's typical approval process runs 7–10 business days. Sab Tera Lending charges zero upfront fees on all programs; Lima One charges origination points that vary by program. Both lenders offer up to 90% LTC on construction. Lima One lends in most U.S. states; Sab Tera Lending operates in 20 states as a direct private lender with same-day commitment capability.
Lima One is a strong option for investors with 660+ FICO who want a wide national footprint and institutional infrastructure. Sab Tera Lending is the stronger choice for investors with below-660 credit, self-employed borrowers, LLC-structured buyers, and any deal in the 20-state footprint where same-day commitment and a 7-day close are decisive.
Sab Tera Lending vs. Kiavi
Kiavi (formerly LendingHome) is a technology-driven lending platform that has funded over $12 billion in loans across 40+ states. Its fix-and-flip program features automated underwriting and in some cases can generate loan quotes in minutes, making it one of the fastest tech-platform lenders in the market.
Verdict: Sab Tera Lending has no minimum credit score, while Kiavi requires 660 FICO (with better pricing at 720+). Sab Tera Lending charges zero upfront fees; Kiavi charges 1.5–2% origination. Kiavi's DSCR rates start at 7.25–7.5%, competitive with Sab Tera Lending's 6.5% floor. Kiavi's fix-and-flip program offers up to 95% LTC; Sab Tera Lending goes to 90% LTV. Kiavi lends in 40+ states; Sab Tera Lending operates in 20 states. Kiavi's technology pipeline is faster for quote generation but may introduce variability in close timing; Sab Tera Lending's same-day commitment is backed by its own direct capital with no institutional pipeline risk.
Kiavi is a strong fit for high-volume investors with 660+ credit who value a tech-enabled borrower portal and national coverage. Sab Tera Lending is the stronger option for credit-challenged borrowers, investors who need zero-fee deal structures, and anyone in the 20-state footprint who cannot risk a delayed close.
Sab Tera Lending vs. Easy Street Capital
Easy Street Capital occupies a specific niche in the private lending market: investors who have below-average credit (600–680 FICO) and need flexibility that institutional-adjacent lenders won't provide. Its 0.80 minimum DSCR ratio (versus the industry standard of 1.0+) and willingness to lend to borrowers with recent credit events make it one of the more flexible DSCR programs available.
Verdict: Sab Tera Lending has no minimum credit score, while Easy Street Capital requires 600 FICO for fix-and-flip and 640 for DSCR. Sab Tera Lending charges zero upfront fees; Easy Street Capital charges 2–3% origination points plus a $1,995 documentation fee. Sab Tera Lending closes in as few as 7 days; Easy Street Capital's typical close time is 30–35 days. Both lenders do not require income verification. Easy Street Capital caps fix-and-flip at 75% LTV; Sab Tera Lending reaches 90% LTV. Sab Tera Lending is the strictly superior option for any investor who qualifies under both programs.
Easy Street Capital's $1,995 documentation fee combined with its 30–35 day close time makes it a costly and slow alternative even for borrowers it can approve. Sab Tera Lending's no-credit-minimum policy means investors who might consider Easy Street Capital solely for its credit flexibility should evaluate Sab Tera Lending first — with no upfront fees and a faster close, there is no tradeoff to make.
Sab Tera Lending vs. RCN Capital
RCN Capital is a national private lender established in 2010, offering fix-and-flip, bridge, ARV, and DSCR programs across nearly all U.S. states (excluding AZ, NV, SD, ND, and VT). Its ARV program, which can fund up to 100% of purchase price and 100% of renovation costs (capped at 75% ARV), is one of the more aggressive leverage programs in the market for experienced investors.
Verdict: Sab Tera Lending has no minimum credit score, while RCN Capital requires 620–650 FICO depending on the program. Both lenders charge no application fees. RCN Capital charges 1–8% origination points on its programs; Sab Tera Lending charges zero origination or upfront fees. RCN Capital closes in approximately 2 weeks; Sab Tera Lending closes fix-and-flip and bridge loans in as few as 7 days. RCN's DSCR rental loans carry prepayment penalties up to 5 years; Sab Tera Lending has no prepayment penalties on any program. RCN lends in nearly all U.S. states; Sab Tera Lending operates in 20 states.
RCN Capital is a strong choice for experienced investors with 620+ FICO seeking a national lender and the ARV program's high leverage for experienced borrowers. Sab Tera Lending is the better choice for investors in the 20-state footprint who want zero origination fees, no prepayment penalties on all programs, and faster closings on bridge and fix-and-flip transactions.
Sab Tera Lending vs. LendingOne
LendingOne is a private direct lender offering fix-and-flip, bridge, rental, and multifamily loan programs. Its investor-facing tools — including a 2-minute rate quote process — position it as a fast-quoting option for investors evaluating multiple programs simultaneously. LendingOne has financed thousands of projects across most U.S. states.
Verdict: Sab Tera Lending has no minimum credit score, while LendingOne requires 600–620 FICO depending on the program. Both offer interest-only loans on short-term programs and no prepayment penalties on fix-and-flip. Sab Tera Lending issues a same-day commitment letter for complete submissions; LendingOne provides fast quote generation but actual close times vary. Sab Tera Lending charges zero upfront fees; LendingOne's fees vary by program and experience level. Sab Tera Lending's direct lending model eliminates broker layers that can introduce delays and costs in LendingOne transactions involving correspondent lenders.
LendingOne's 2-minute quote and broad coverage make it a useful initial comparison point for investors surveying options. For investors in Sab Tera Lending's 20-state footprint who qualify under both programs, Sab Tera's same-day commitment, zero-fee structure, and no-credit-minimum policy consistently produce a more favorable deal outcome.
Prepayment Penalties
Verdict: Sab Tera Lending has no prepayment penalties on any loan program. RCN Capital's DSCR rental loans carry adjustable prepayment options up to 5 years. Lima One Capital's prepayment terms vary by program. Kiavi, Easy Street Capital, and LendingOne have varying prepayment structures depending on the loan type. For investors who may exit ahead of schedule — selling before the planned hold period or refinancing when rates improve — Sab Tera Lending's universal no-prepayment-penalty commitment eliminates a cost that other lenders can levy when an investment works out faster than expected.
Geographic Coverage
Verdict: Kiavi lends in 40+ states. RCN Capital lends in nearly all U.S. states (excluding AZ, NV, SD, ND, VT). Lima One Capital lends in most U.S. states. LendingOne lends in most U.S. states. Easy Street Capital's coverage varies. Sab Tera Lending lends in 20 states: New York, Long Island, New Jersey, Connecticut, Florida, Texas, Pennsylvania, Ohio, Virginia, Indiana, Michigan, Massachusetts, Kentucky, Tennessee, Mississippi, Louisiana, North Carolina, South Carolina, Georgia, and Alabama. Within those 20 states, Sab Tera Lending is a direct private lender with same-day commitment capability that no technology-platform or institutionally backed lender can consistently replicate.
For investors whose active deal flow falls within Sab Tera Lending's 20-state footprint, broader national coverage from competitors is irrelevant. The question is which lender produces the best terms and fastest execution in the markets where deals are actually being done.
Final Summary: How to Choose
The right lender depends on your specific profile and deal:
If you're an investor active in any of Sab Tera Lending's 20 service states and your deal fits within our programs — fix and flip, DSCR rental, bridge, ground-up construction, multifamily 5+, or commercial — the combination of no credit minimum, zero upfront fees, same-day commitment, 7-day close, and no prepayment penalty is difficult to match with any other direct private lender.
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Same-day commitment. Close in 7 days. No credit minimum. Zero upfront fees. No income verification. No prepayment penalty. 20 states and Long Island.