Tennessee · Single Family & 1-4 Unit
Tennessee single family investment property loans.
Bridge, fix and flip, renovation and DSCR on houses, condos, townhomes and 2-4 unit property held for investment in Nashville, Memphis and the rest of the state. $1M to $5M, term sheets in 24 to 48 hours, closing in about two weeks on a clean file.
By David Hodara ·
$1M-$5M
Loan range
1-9
Units
24-48h
Term sheet
~2 weeks
Clean-file close
Tennessee single family & 1-4 unit market context
Nashville and Memphis are two different markets. Nashville files at this size are mostly renovation and new infill in close-in neighborhoods, sized on resale value; Memphis is a rental market where buy-and-hold plans start on a bridge and finish on DSCR. Bridge goes to 80% LTV, fix and flip and renovation to 90% of total cost, and the DSCR exit to 80% LTV.
Tennessee's realty transfer tax is 37 cents per $100 of value, paid at recording. Lending is secured by a deed of trust with a non-judicial foreclosure process.
Non-US investors buy Tennessee residential property on the same terms as US investors, through a US LLC, without a US credit history and with a remote closing.
Typical loan products for Tennessee single family & 1-4 unit
Each deal gets routed to the product structure that fits. Most single family & 1-4 unit deals in Tennessee use one of the following.
Bridge loans
Purchase, refinance or cash-out on residential investment property, interest-only, up to 80% LTV. Underwritten on the property and the exit rather than on tax returns.
Fix and flip loans
Purchase plus rehab in one loan for a resale exit, up to 90% of total cost, with the rehab budget released in draws against completed work.
Renovation loans
Value-add on a property you plan to keep: purchase and renovation budget in one facility, up to 90% of total cost, then a refinance once it rents.
DSCR loans
The hold or the exit: long-term financing qualified on the property's rent rather than personal income, up to 80% LTV.
Buying Tennessee single family & 1-4 unit from outside the US
We finance single family & 1-4 unit in Tennessee for investors based outside the United States as readily as for US borrowers. The loan is made to a US LLC rather than to an individual, which keeps it business-purpose, and the underwriting looks at the property rather than at a US credit profile a non-resident has no way to build.
That means no US credit history, no US income documents, no foreign-national rate premium, and no requirement to travel to the United States to close. If you do not yet have the entity, forming one is a step in the process rather than a prerequisite you have to solve alone.
Tennessee single family & 1-4 unit FAQ
Can I get a fix and flip loan in Nashville?
Yes, up to 90% of purchase plus renovation, $1M to $5M, with the renovation released in draws against completed work and the loan checked against resale value.
What is the Tennessee transfer tax?
37 cents per $100, based on the greater of the consideration or the property's value, paid when the deed is recorded.
Do you finance Memphis rentals?
Yes, within the $1M to $5M range: a single larger property, a small building or a group of rentals, on a bridge while they are renovated and leased, then DSCR at up to 80% LTV.
What does the financing cost upfront?
Nothing. There are no upfront fees. Our fee is 1 to 2% of the loan, paid at closing, and the rate is set on the term sheet by leverage, the business plan and the sponsor's completed projects.
Can I live in the property?
No. Every loan we make is business-purpose on non-owner-occupied investment property, lent to an entity. A property you or your family will occupy is outside what we do.
Can a foreign national finance single family & 1-4 unit in Tennessee?
Yes. We lend to a US LLC rather than to an individual, and we underwrite the property rather than a US credit profile, so a non-resident with no US credit history and no US income documents borrows on the same terms a US investor receives. You do not have to travel to the United States to close.
Other Tennessee asset classes
Got a Tennessee single family & 1-4 unit deal? Send it over.
Term sheet inside 48 hours, or a fast no so you can move on. Business-purpose investment property financing only.