Tools for the deal in front of you
Find out what we would lend on a property in about thirty seconds. Plus market data by county and a proof-of-funds letter you can put in front of a seller today.
Questions on a specific property? Call — (615) 989-0020
What Would We Lend?
Enter the ARV and your purchase price. Get the loan amount, how much is left for renovation, your monthly payment, and what you would clear — without calling us.
Find out →Tennessee Market Report
Days on market, inventory, and absorption for 31 counties, refreshed monthly. Where the exit is fast, where it is not, and which price signals are lying to you.
See the county data →Pre-Approval Letter
A proof-of-funds letter on our letterhead, usually same day. Sellers and listing agents take an offer more seriously when the money is already lined up.
Request a letter →Rehab Estimator
Ballpark cost per square foot by scope level, so you can sanity-check a contractor bid before it becomes your problem at month four.
Estimate a scope →Deal Checklist
Everything we need to underwrite, in one list. Have these ready and a term sheet takes hours instead of a week of back and forth.
See the checklist →Apply
Got one under contract? Start the application. Already borrowed from us? There is a short form for your next property.
Start an application →What Would We Lend?
Put in the after-repair value and what you are paying. We size the loan off the ARV and work backwards — you will see the loan amount, what is left for renovation, and what your payment would be.
The property
Term
Our terms set by us
Points (3% at 6 months, 4% at 12) are set by your term above and financed into the loan. To model a specific deal these are our standard terms — your real numbers are quoted per property.
Standard assumptions set by us
We hold closing, carrying, and selling costs at standard assumptions so every estimate is consistent. Your actual third-party costs will vary.
| Your loan | |
| Amount funded purchase + renovation draws | $0 |
| Points, added to the loan | $0 |
| Loan balance | $0 |
| Points are financed on top — they do not come out of your renovation money, and you do not write a check for them at closing. | |
| Every month you hold it | |
| Loan payment interest only | $0 |
| Taxes, insurance, utilities | $0 |
| Monthly carry | $0 |
| Cash you bring | |
| Down payment purchase above the loan cap | $0 |
| Doc prep | $0 |
| Closing costs to buy | $0 |
| Cash to close | $0 |
| Rehab the loan does not cover | $0 |
| Carry | $0 |
| Total cash in the deal | $0 |
| When you sell | |
| Sale price (ARV) | $0 |
| Less selling costs | $0 |
| Less loan payoff | $0 |
| Less your cash back out | $0 |
| Your profit | $0 |
This is an estimate, not a loan offer. We lend up to 65% of after-repair value. The loan covers your purchase first and whatever is left over is available for renovation, reimbursed in draws against completed work — so you fund the first stage and we pay you back from there. Points are added to the loan balance rather than paid at closing, which is why your cash to close is small and your payment is calculated on the full balance. If you pay off before the end of the term you stop paying interest. Real terms depend on the property, the scope of work, and your experience — send us the deal and we will put a number on it.
Email me my Estimated Term Sheet
We’ll send the loan side of this scenario to your inbox — loan amount, points, rate, monthly payment, and cash to close — so you have our numbers on hand when you make an offer.
This is an estimate, not a commitment to lend. Every figure comes from our standard terms and the numbers you entered, and is subject to change once we review the property, scope of work, title, insurance, and your experience. Final terms come only in a written loan commitment. Business-purpose lending only.
Rehab Estimator
A sanity check, not a bid. If a contractor's number is far off these ranges in either direction, find out why before you sign.
| Scope | What it covers | Cost / sq ft | 1,500 sq ft |
|---|---|---|---|
| Cosmetic | Paint, flooring, light fixtures, hardware, landscaping cleanup. Nothing behind a wall. | $15–25 | $23k–38k |
| Standard | Cosmetic plus kitchen and baths, some drywall, appliances, minor electrical and plumbing. | $30–45 | $45k–68k |
| Heavy | Standard plus roof, HVAC, full electrical or plumbing repipe, windows, some structural. | $55–80 | $83k–120k |
| Down to studs | Full gut, new systems throughout, possible layout changes and foundation work. | $90–140 | $135k–210k |
These are planning ranges, not quotes. Real cost moves with market, crew availability, permit requirements, and how much of the work you are managing yourself. Older housing stock and anything requiring permits pushes toward the top of a range. Always budget a contingency — we underwrite to the scope of work you give us, and a scope that turns out light is the most common reason a flip runs past its timeline.
Deal Checklist
Have these in hand and we can usually get you a term sheet the same day.
The property
- Executed purchase contract, or the address and price you are negotiating
- Photos — exterior, and interior if you have access
- Your ARV estimate, and the comps you based it on
- Square footage, beds, baths, year built
- Whether it is occupied, vacant, or tenant-occupied
The work
- Written scope of work, line-itemed if you have it
- Total rehab budget
- Who is doing the work — your GC, subs you manage, or you
- Realistic timeline to completion
- Any permits the scope will require
You
- Entity name and state of formation (or tell us you need to form one)
- How many projects you have completed in the last two years
- Anything you currently have under renovation
- How much cash you are bringing to closing, and where it is coming from
- Your title company, if you have one you like
First deal and half this list is blank? Call anyway. We would rather walk you through the numbers on a property that is not right than have you skip the one that is. (615) 989-0020
Pre-Approval Letter
Offers backed by a lender get answered first.
A listing agent looking at three offers on a distressed property is trying to work out which one will actually close. Cash and financed-with-proof beat financed-and-hoping every time — and on the properties worth flipping, you are usually competing against someone who already has a letter.
Ours takes about five minutes to request and comes back the same day in most cases. It states an amount you are qualified up to, on our letterhead, with our phone number on it so the agent can call and confirm. You do not need a property under contract to get one — in fact the point is to have it before you find one.
About these tools
How much cash do I need to bring to a hard money closing?
It depends on where the purchase price sits against the after-repair value. We size the loan off ARV, so on a property you are buying well below its finished value the loan can cover the full purchase and your cash goes to points, closing costs, and the first stage of rehab. On a thinner deal you cover the gap between the loan cap and the purchase price as well. The calculator on this page shows both cases — change the purchase price and watch the down payment appear.
Do I need a property under contract to get a pre-approval letter?
No, and you should get one before you find a property rather than after. A pre-approval letter states an amount you are qualified up to, on our letterhead, with our phone number so a listing agent can call and confirm. On the properties worth flipping you are usually competing against someone who already has one.
How accurate is the rehab estimator?
It is a sanity check, not a bid. The ranges are wide on purpose — real cost moves with market conditions, crew availability, permits, and how much you are managing yourself. Use it to catch a contractor number that is wildly off in either direction. A bid far below the range usually means something is not in the scope.
What do you need from me to give a term sheet?
The deal checklist on this page is the whole list. The short version is the property and price, your ARV with comps, a written scope of work with a budget, and a sense of your experience and what cash you are bringing. Have those and we can usually turn around a term sheet the same day.
Are the loan terms in the calculator what I will actually get?
They are our standard structure and a reasonable planning assumption, but your actual terms are quoted per deal and depend on the property, your track record, and the scope of work. The calculator is a planning tool, not a loan offer.
Numbers work? Let's fund it.
Asset-based hard money for fix and flip, land, new construction, and manufactured housing across Tennessee.