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Same-Day Loan Commitment
Close in 7 Days
No Income Verification
Up to 90% LTV
Zero Upfront Fees
Direct Lender — No Brokers
Where We Lend

Direct Private Hard Money Loans Across 20 States

Sab Tera Lending is the preferred direct private lender for real estate investors from New York to Mississippi. We know every market we serve — and we close faster than any bank in all of them. Same-day commitment letter. No income verification. No credit minimum. Up to 90% LTV.

Apply Now — Free Consultation 📞 (516) 336-9293
Available in All 20 States

Our Full Loan Program Suite

Every loan program below is available in every state we serve. One direct lender — six asset-based programs — zero upfront fees.

Fix & Flip Loans

From 9.5% IO

Up to 90% LTV · 12–24 month terms · Same-day commitment · Ideal for purchase-rehab-sell strategies in every market.

DSCR Rental Loans

From 6.5% Fixed

30-year fixed · No income verification · No credit minimum · LLC eligible · Perfect for buy-and-hold investors building rental portfolios.

Bridge Loans

From 9.5% IO

Short-term bridge financing for acquisitions, refinances, value-add, and pre-stabilization plays across all service areas.

Ground-Up Construction

From 10.0% IO

Up to 90% LTC · Draw schedule · New residential and commercial construction from lot acquisition through certificate of occupancy.

Multifamily 5+ Loans

Bridge & Perm

Bridge and permanent financing for 5+ unit multifamily properties. Value-add, stabilized, and ground-up multifamily across our footprint.

Commercial Hard Money

Asset-Based

Mixed-use, retail, office, industrial, and special-purpose commercial properties. Asset-based underwriting — no income verification required.

Core Markets

Established Service Areas — Northeast, South & Sun Belt

Our longest-serving markets with deep local knowledge, established deal flow, and same-day commitment on every loan.

🗽

New York

$745K median · $87K avg flip profit

All 5 NYC boroughs, Long Island (Nassau & Suffolk), Westchester, and statewide. The most active private lender in the New York metro area. Brownstone, two-family, multifamily, ground-up — we fund every deal type.

📍 NYC · Long Island · Westchester · Buffalo · Rochester · Albany

View New York →
🏡

Long Island, NY

$680K median · $92K avg flip profit

Our headquarters — your local private lender for Nassau and Suffolk County. The highest-profit flip market in the New York region. Hamptons luxury to Brentwood high-volume — every deal funded fast.

📍 Nassau County · Suffolk County · Hamptons · Huntington · Babylon

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🏙️

Nassau County, NY

$595K median · $87K avg flip profit

Dedicated Nassau County hard money lender. Freeport, Hempstead, Valley Stream, Garden City, Mineola — same-day commitment, close in 7 days, zero upfront fees.

📍 Freeport · Hempstead · Garden City · Mineola · Oceanside

View Nassau County →
🏖️

Suffolk County, NY

$680K median · Hamptons up to $5M+

Suffolk County hard money lender — from Brentwood high-volume flips to Hamptons luxury renovations. Every price point, same 7-day close.

📍 Brentwood · Bay Shore · Huntington · The Hamptons · Patchogue

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🌏

Queens, NY

$680K median · $250K+ avg flip profit

Queens NYC hard money lender. From Astoria two-family renovations to Flushing commercial — same-day commitment, close in 7 days.

📍 Astoria · Jackson Heights · Flushing · Jamaica · Bayside

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Brooklyn, NY

$950K median · Brownstone loans up to $5M+

Brooklyn NYC hard money lender — from East New York high-ROI flips to Park Slope brownstone renovations. Same-day term sheet, 7-day close.

📍 Crown Heights · Bushwick · Bed-Stuy · Bay Ridge · Williamsburg

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🌿

New Jersey

$551K median · +7.4% appreciation

All 21 NJ counties. Especially active in Bergen, Essex, Middlesex, Monmouth, and Hudson — the strongest investor markets in New Jersey. No income verification on all programs.

📍 Newark · Jersey City · Bergen · Essex · Middlesex · Ocean County

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⚓

Connecticut

$415K median · +11.3% in 2025

CT saw 11%+ appreciation in 2025. Statewide coverage with heavy focus on Fairfield County — one of the most profitable flip markets in the Northeast. Fix and flip, DSCR, bridge, and construction loans.

📍 Fairfield County · Hartford · New Haven · Stamford · Bridgeport

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🌴

Florida

$420K median · 1.2M new residents (2024)

One of the hottest investor markets in the US. Statewide coverage — from Miami to Jacksonville, STR DSCR loans for Airbnb rentals, fix and flip in Tampa, and new construction in Orlando.

📍 Miami · Orlando · Tampa · Jacksonville · Sarasota · Fort Lauderdale

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Texas

$310K median · 562K new residents (2024)

#1 population-growth state. Houston, Dallas-Fort Worth, San Antonio, and Austin — all major metro markets served. DSCR rental loans from 6.5% and fix and flip up to 90% LTV statewide.

📍 Houston · Dallas · San Antonio · Austin · Fort Worth · Arlington

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🌲

North Carolina

$336K median · +6.2% YoY

Charlotte and Raleigh-Durham rank top-10 fastest-growing US metros. Strong fix and flip and DSCR rental demand statewide. Research Triangle and Charlotte banking district demand high.

📍 Charlotte · Raleigh · Durham · Greensboro · Asheville · Winston-Salem

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🌴

South Carolina

$295K median · +7.4% YoY

Charleston, Greenville, and Myrtle Beach coastal STR markets. Strong short-term rental DSCR loan opportunities statewide with no DSCR minimum requirement.

📍 Charleston · Columbia · Greenville · Myrtle Beach · Spartanburg

View South Carolina →
🍑

Georgia

$340K median · $61K avg flip profit

Atlanta is the #3 fix-and-flip market in the Southeast. 100K+ new residents annually. Savannah offers a premium coastal DSCR rental market with tourism-driven STR demand.

📍 Atlanta · Savannah · Augusta · Marietta · Alpharetta · Columbus

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Alabama

$240K median · 8–12% rental yields

Lowest entry prices in our footprint. Huntsville's aerospace boom driving exceptional appreciation and strong rental demand. High gross rental yields of 8–12% make DSCR loans ideal here.

📍 Birmingham · Huntsville · Mobile · Montgomery · Tuscaloosa · Hoover

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Now Serving — Expansion Markets

10 New States Added to Our Lending Footprint

Sab Tera Lending has expanded into 10 additional states — Virginia, Kentucky, Louisiana, Mississippi, Massachusetts, Michigan, Pennsylvania, Tennessee, Indiana, and Ohio. Same programs, same speed, same direct-lender advantage.

New
🏛️

Virginia

$412K median · Northern VA among highest-demand markets

Virginia's proximity to Washington D.C. drives some of the most competitive real estate markets on the East Coast. Northern Virginia (Fairfax, Arlington, Alexandria) commands premium valuations while Richmond and Norfolk offer strong fix-and-flip ROI and DSCR rental opportunities. Our fix and flip loans close in 7 days — ideal for the fast-moving NoVA market.

📍 Northern Virginia · Richmond · Norfolk · Virginia Beach · Roanoke · Charlottesville

View Virginia → New
🐎

Kentucky

$225K median · 7–10% gross rental yields

Kentucky offers some of the highest cash-on-cash returns in our footprint. Louisville's revitalization corridor, Lexington's university-driven rental demand, and Bowling Green's manufacturing boom create strong fix-and-flip and DSCR rental opportunities. Low entry prices and high rental yields make BRRRR strategies extremely effective here.

📍 Louisville · Lexington · Bowling Green · Covington · Owensboro · Frankfort

View Kentucky → New
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Louisiana

$215K median · New Orleans STR yields 10%+

New Orleans is one of America's most distinctive and profitable STR markets — Airbnb and VRBO demand drives rental yields exceeding 10% in prime neighborhoods. Baton Rouge offers university-driven rental demand and strong fix-and-flip margins. Louisiana's low entry prices maximize leverage efficiency on our 90% LTV fix and flip program.

📍 New Orleans · Baton Rouge · Shreveport · Metairie · Lafayette · Kenner

View Louisiana → New
🌊

Mississippi

$185K median · Highest yield-to-price ratio in footprint

Mississippi has the lowest median home prices of any state in our footprint — making it the highest-leverage market for investors using our 90% LTV fix and flip loans. Jackson, Gulfport, and Biloxi offer compelling DSCR rental opportunities. Gulf Coast tourism drives strong STR demand in Biloxi and Pass Christian.

📍 Jackson · Gulfport · Biloxi · Hattiesburg · Southaven · Tupelo

View Mississippi → New
🦞

Massachusetts

$610K median · Boston among top 5 US investor markets

Massachusetts is one of the most competitive and high-reward investor markets in the nation. Boston's education and biotech economy drives perennial rental demand — DSCR rental loans from 6.5% allow investors to capitalize without income verification. Worcester and Springfield offer high-volume fix-and-flip opportunities at lower entry prices. Ground-up construction loans up to 90% LTC statewide.

📍 Boston · Worcester · Springfield · Cambridge · Lowell · Brockton · New Bedford

View Massachusetts → New
🚗

Michigan

$255K median · Detroit among highest-ROI flip markets in US

Michigan is experiencing a remarkable revitalization — Detroit's comeback story is one of the most compelling in American real estate, with flip margins exceeding $65,000 in select neighborhoods. Grand Rapids and Ann Arbor offer strong DSCR rental demand driven by university enrollment and manufacturing resurgence. Low entry prices combined with our 90% LTV fix and flip loans maximize investor returns.

📍 Detroit · Grand Rapids · Ann Arbor · Lansing · Flint · Warren · Sterling Heights

View Michigan → New
🔔

Pennsylvania

$280K median · Philadelphia top-10 flip market nationally

Pennsylvania offers two very different investor markets under one roof. Philadelphia — one of the top-10 fix-and-flip cities in the United States — offers brownstone renovations, rowhouse portfolio plays, and strong rental demand from its education and healthcare workforce. Pittsburgh's tech revival and affordable prices create exceptional DSCR rental and BRRRR opportunities. Statewide fix and flip, DSCR, and ground-up construction loans available.

📍 Philadelphia · Pittsburgh · Allentown · Erie · Reading · Scranton · Lancaster

View Pennsylvania → New
🎸

Tennessee

$375K median · Nashville #1 STR market in the Southeast

Tennessee has been one of the fastest-growing investor destinations in the US for five consecutive years. Nashville's bachelorette and tourism economy drives extraordinary STR (short-term rental) demand — DSCR loans from 6.5% allow investors to buy and hold Nashville rentals without income verification. Memphis offers high-volume fix-and-flip opportunities with among the best flip margins in the Southeast. No state income tax enhances cash-on-cash returns for out-of-state investors.

📍 Nashville · Memphis · Knoxville · Chattanooga · Clarksville · Murfreesboro

View Tennessee → New
🏁

Indiana

$240K median · Indianapolis top-10 DSCR rental market

Indiana is consistently ranked among the best landlord-friendly states in America — making it an ideal environment for DSCR rental loan strategies. Indianapolis has emerged as a top-10 single-family rental market nationally, driven by affordability, population growth, and a diversified economy. Fort Wayne and South Bend offer high gross rental yields of 8–11% on low-cost acquisitions — perfect for BRRRR investors using our 90% LTV programs.

📍 Indianapolis · Fort Wayne · Evansville · South Bend · Carmel · Bloomington

View Indiana → New
🌻

Ohio

$230K median · Cleveland #2 flip market in Midwest

Ohio is one of the most active fix-and-flip states in the Midwest. Cleveland's affordable housing stock and strong rental demand make it a prime BRRRR market — buy, renovate, refinance with a DSCR loan, and repeat. Columbus is Ohio's fastest-growing city with strong appreciation and rental demand from Ohio State's massive student population. Cincinnati's revitalized neighborhoods attract both flippers and buy-and-hold investors. Ground-up construction loans up to 90% LTC available statewide.

📍 Columbus · Cleveland · Cincinnati · Akron · Toledo · Dayton · Youngstown

View Ohio →
Market Intelligence

Why These 20 Markets? The Numbers

We selected every state in our footprint based on investor deal flow, appreciation trends, rental yields, and population growth — not headquarters convenience.

20
States in Our Lending Footprint
7 Days
Average Time to Close
90%
Max LTV — Fix & Flip
6.5%
DSCR Rental Rates From
$680K
Long Island Median Price
$185K
Mississippi Median — Highest Leverage
10%+
New Orleans STR Gross Yield
$0
Upfront Fees — Zero. Always.
$65K+
Detroit Avg Flip Profit
8–12%
Alabama & Kentucky Rental Yields
562K
TX New Residents (2024)
Same Day
Commitment Letter Issued
Competitive Analysis

Sab Tera Lending vs. National Competitors

How we compare to Lima One Capital, Kiavi, RCN Capital, Easy Street Capital, and Dominion Financial — across every factor that matters to real estate investors.

Feature / Factor Sab Tera Lending Lima One Capital Kiavi RCN Capital Easy Street Capital
Lender Type Direct Private Lender Institutional (MFA Financial backed) Tech platform lender Direct lender / broker-hybrid Direct private lender
Fix & Flip Rate From 9.5% IO ~10.5–12.5% ~10–13% ~10–13% ~10–12%
DSCR Rental Rate From 6.5% (30-yr fixed) ~7%+ (requires 620+ credit) 5.75–6%* (credit requirements apply) ~7%+ 5.75%+ (credit & DSCR requirements)
Max LTV — Fix & Flip 90% LTV Up to 90% (experienced borrowers) Up to 100% LTC / 80% ARV Up to 85% LTV Up to 90% LTC
Min Credit Score None Required 600–620 minimum 660 minimum 600 minimum 680 minimum (DSCR)
Income Verification Never Required Not required for fix/flip; may require for DSCR Not required Not required Not required
Close Time 7 Days 10–21 days typical 7 business days (advertised) 10–14 days 7–10 days
Upfront Fees Zero May charge application fees No application fee Varies by broker No application fee
Prepayment Penalty None May apply on some programs Varies Varies Varies
LLC / Foreign National Yes — All Programs LLC yes; Foreign national limited LLC yes; Foreign national limited LLC yes; Foreign national varies LLC yes; Foreign national varies
Commitment Letter Same Day 24–48 hours typical 24 hours (online pre-qual) 24–48 hours 24 hours
States Served 20 States 46 states 32+ states All 50 states (wholesale) 40+ states
Ground-Up Construction LTC Up to 90% Up to 90% Not primary focus Up to 85% Up to 90%

*Competitor rates as of Q2 2026. Rates vary by borrower, property, and market conditions. Sab Tera Lending rates subject to underwriting. This comparison is for informational purposes only.

Service Area Loan Keywords

Searches We Rank For Across All 20 States

hard money lender Virginia fix and flip loans Kentucky DSCR rental loans Tennessee bridge loans Ohio private lender Indiana hard money lender Michigan ground up construction loans Pennsylvania hard money lender Massachusetts private money lender Louisiana hard money lender Mississippi no income verification loans Virginia DSCR loans Nashville TN fix and flip loans Columbus Ohio hard money lender Detroit Michigan bridge loans Philadelphia PA rental loans Louisville Kentucky construction loans Boston Massachusetts DSCR loans New Orleans Louisiana hard money lender Indianapolis Indiana multifamily loans Virginia no credit check hard money loans LLC hard money loans all states foreign national hard money loans same day commitment letter lender close in 7 days hard money zero upfront fee hard money loan BRRRR loans Ohio Indiana Michigan hard money lender New York New Jersey fix flip loans Florida Texas DSCR loans Georgia Alabama private lender North Carolina South Carolina
Frequently Asked Questions

Hard Money Lending Across 20 States — Your Questions Answered

Sab Tera Lending currently lends in 20 states: New York, New Jersey, Connecticut, Florida, Texas, North Carolina, South Carolina, Georgia, Alabama, Virginia, Kentucky, Louisiana, Mississippi, Massachusetts, Michigan, Pennsylvania, Tennessee, Indiana, and Ohio. We are actively expanding our geographic footprint with new state pages being added continuously.
Sab Tera Lending closes most hard money loans in 7 days or fewer in every state we serve — including our newest markets like Virginia, Kentucky, Tennessee, Ohio, Indiana, Michigan, Pennsylvania, Massachusetts, Louisiana, and Mississippi. We issue a same-day commitment letter upon approval, allowing investors to compete directly with cash buyers in every market.
No. Sab Tera Lending is a true asset-based direct lender in every state we serve. We do not require income verification, tax returns, or W-2s on any loan program. There is no minimum credit score requirement. Our underwriting focuses on the property's value, the deal structure, and the exit strategy — not the borrower's personal financial profile.
Sab Tera Lending's rates are consistent across all 20 states: Fix & Flip loans from 9.5% interest-only; DSCR Rental loans from 6.5% on 30-year fixed terms; Bridge Loans from 9.5% interest-only; Ground-Up Construction from 10.0% interest-only. Rates depend on property type, LTV, and deal structure. Zero upfront fees, zero prepayment penalties.
Yes. Sab Tera Lending lends to LLCs, corporations, and foreign nationals across all 20 service area states — including our newest markets like Virginia, Kentucky, Ohio, Tennessee, Indiana, Michigan, Pennsylvania, Massachusetts, Louisiana, and Mississippi. We have funded hundreds of LLC and foreign national transactions and have streamlined our process for non-citizen investors.
For investors in Ohio, Indiana, Michigan, and other Midwest states, Sab Tera Lending offers key advantages over Lima One Capital and Kiavi. Our same-day commitment letter and 7-day close outpaces Lima One's typical 10–21 day pipeline. We have no minimum credit score (Kiavi requires 660+, Lima One requires 600+). Our DSCR rental rates start at 6.5% with no income verification — competitive with or better than both competitors. And we charge zero upfront fees, with no prepayment penalties on any program.
In Tennessee and Kentucky, the most effective investor strategies in 2025–2026 are: (1) DSCR Rental Loans for Nashville and Memphis STR (short-term rental) properties — our 30-year fixed DSCR loans from 6.5% require no income verification and allow LLC ownership; (2) Fix and Flip loans in Memphis and Louisville where entry prices under $200K and strong ARV appreciation create exceptional returns; (3) BRRRR strategies combining our 90% LTV fix and flip loan with a DSCR refinance upon stabilization.
Michigan — particularly Detroit, Grand Rapids, and Flint — offers among the highest fix-and-flip ROI of any market in our footprint. Detroit's median acquisition price in distressed neighborhoods is often under $80,000, with after-repair values ranging from $150,000 to $280,000 — creating flip margins of $65,000+ on properties financed at 90% LTV. Grand Rapids and Ann Arbor provide strong rental demand that supports DSCR refinance exits, making the full BRRRR cycle executable in Michigan with Sab Tera Lending financing at every stage.
No. Sab Tera Lending charges no prepayment penalties on any loan program across all 20 service area states. If you sell your flip property in 3 months or refinance your bridge loan in 60 days, you pay only the outstanding principal and accrued interest — nothing extra. This is a key advantage over some institutional lenders who impose prepayment penalties on DSCR and rental loan programs.
BRRRR stands for Buy, Renovate, Rent, Refinance, Repeat — a wealth-building strategy that allows investors to recycle capital across multiple properties. Sab Tera Lending supports the full BRRRR cycle: (1) Buy and Renovate — our fix and flip loan at up to 90% LTV funds the acquisition and rehab; (2) Rent — once stabilized, the property generates rental income; (3) Refinance — our DSCR rental loan at 6.5% (30-year fixed, no income verification) is the permanent takeout; (4) Repeat — capital returned from the DSCR refinance funds the next acquisition. This strategy is especially powerful in Ohio, Indiana, Michigan, Pennsylvania, Kentucky, and Tennessee.
Sab Tera Lending's minimum loan amount is $75,000 for most programs across all 20 service area states. For ground-up construction and commercial loans, our typical minimum is $150,000. There is no maximum loan amount — we have funded luxury renovations exceeding $5 million in New York, New Jersey, Florida, and Virginia, and can accommodate larger portfolio and commercial transactions on a case-by-case basis.
Getting started takes minutes. Call us at (516) 336-9293 or submit a free consultation request through our Apply Now form. We will review your deal, issue a same-day commitment letter upon approval, and work toward a 7-day close. No upfront fees, no income documentation required, no credit score minimum. We lend to LLCs, foreign nationals, and first-time investors in all 20 service area states.

Ready to Fund Your Next Deal in Any of Our 20 States?

Same-day term sheet. Close in 7 days. Zero upfront fees. The preferred direct private lender from New York to Mississippi.

Apply Now — It's Free 📞 (516) 336-9293