Hard money loans for real estate investors. 24–48hr approvals, 2–3 week closes, and a dedicated loan specialist on every deal — available in 43 states.
The Real Problem
They lose deals because their capital isn't ready. Banks move in weeks. Long broker chains stack up fees. Generic lenders don't understand real estate.
Traditional lenders require W-2s, tax returns, and 30–60 days. By the time they approve, your deal is gone and someone else is in contract.
When a deal passes through several hands, each one takes a cut — and the total often does not surface until the closing statement. Your cost of capital belongs in the term sheet you were quoted, not as a surprise at the table.
Most lenders don't understand ARV, construction draws, or DSCR. You end up educating them instead of closing deals.
The SGC Difference
| Factor | Traditional Banks | Other Hard Money |
Best Choice
Southern Ground Capital
|
|---|---|---|---|
| Approval Time | 30–60 days | 7–14 days | 24–48 hours ✓ |
| Close Time | 45–90 days | 10–21 days | 2–3 weeks ✓ |
| Upfront Fees | Yes (appraisal, app) | Often yes | None ✓ |
| Credit Pull to Quote | Required | Usually required | Not required ✓ |
| Income Verification | W-2 & tax returns | Varies | Asset-based / DSCR ✓ |
| Fee Transparency | Varies | Often revealed at closing | Every fee in your term sheet ✓ |
| Construction Draws | Rare / difficult | Available | On-schedule draws ✓ |
| Dedicated Specialist | No | Sometimes | Every deal, always ✓ |
Simple Process
Share your deal details — property address, purchase price, estimated ARV, and scope of work. No credit pull, no upfront fees. Takes under 5 minutes.
Your dedicated loan specialist reviews the deal and issues a term sheet within 24–48 hours. We evaluate the market, the deal, and the borrower — not just your credit score.
Once approved, we move. Fix & flip, bridge, and construction loans typically close in 2–3 weeks. DSCR rental loans in 4–5 weeks. Organized, responsive borrowers close faster. Your specialist stays with you through closing and throughout the loan term.
6 Programs · 43 States
Whether you're flipping, building, or scaling a rental portfolio — we have a program built around how real estate investors actually operate.
Up to 90% LTC with full rehab financing. $75K–$3.5M. Portfolio eligible. Min FICO 660 — including foreclosure bailouts and mid-construction scenarios.
Qualify based on rental income. No W-2s or tax returns — perfect for scaling a rental portfolio.
Short-term capital to seize opportunities quickly. Ideal when you need to move before permanent financing is in place.
Ground-up financing with structured draws. We understand timelines — draws fund on schedule, not when it's convenient for us.
Flexible financing for 2–10 unit properties. We evaluate the asset, not just the borrower.
Unlock equity from existing holdings to fund your next acquisition. Keep momentum without liquidating performing assets.
Fix & Flip from 7.73%* · Bridge from 8.25% · DSCR from 5.75%. Total points: 2–4% of loan amount. No prepayment penalties on most programs. No upfront fees of any kind. *Rates vary by LTV, credit, and deal profile.
Real Results
This is how Southern Ground Capital funded a recent fix and flip — from deal submission to closing.
Southern Ground Capital funded my fix and flip in 6 days. I had another lender fall through at the last minute, and SGC stepped in and saved the deal. Their team was responsive, professional, and delivered exactly what they promised. I've done 4 deals with them since.— Marcus T., Atlanta, GA · Fix & Flip Investor
Real Investors. Real Results.
Southern Ground Capital funded my fix and flip in 6 days. I had another lender fall through at the last minute, and SGC stepped in and saved the deal. Their team was responsive, professional, and delivered exactly what they promised. I've done 4 deals with them since.
As a rental portfolio investor, the DSCR loan program was exactly what I needed. No W-2s, no tax returns — just the property's cash flow. SGC made it simple and closed in under 5 weeks. I've already refinanced two more properties through them.
I've worked with a lot of hard money lenders over the years. Southern Ground Capital is different — they actually understand construction draws and timelines. The draw process was smooth, communication was excellent, and they funded every draw on schedule.
Investor Resource Center
Practical articles from the SGC team — everything from LLC docs to draw schedules, written for investors who are actually doing deals.
Missing one document can delay your close by days. Here's exactly what to have ready — operating agreement, EIN letter, bank statements, and more.
Your rehab budget isn't just a cost estimate — it's underwriting data. Learn how to build a scope of work that gets approved quickly and funded fully.
Organized borrowers close faster. Here's the exact sequence, what causes delays, and how responsiveness shortens your timeline from submission to funded.
DSCR lending lets the property qualify itself. Learn the formula, what ratio you need, and how to structure your rental acquisition to get approved.
ARV is the most important number in your deal. Understand how lenders pull comps, make adjustments, and determine how much they'll lend — before you submit.
Draws fund your build — but only if you're ready. Learn the milestone structure, what inspectors look for, and how to avoid the most common delays.
Who We Are
Southern Ground Capital is a private lending firm built around one principle: investors shouldn't lose deals because of slow, bureaucratic capital. We are not a bank. We partner with established institutional lenders to bring you direct access to private capital — which means faster decisions, cleaner terms, and a single point of contact from submission to close.
Our team and lending partners bring a combined 15+ years of private lending experience and $500M+ in funded loans across 43 states. We've built our process around how real estate investors actually operate — evaluating the market, the deal, and the borrower — in that order.
We work directly with institutional lending partners — no broker chain between you and your capital, and every point and fee quoted upfront in your term sheet.
One specialist owns your deal from submission to close — and stays responsive throughout.
We evaluate the deal and market, not just credit scores. Creative structures for complex deals.
Edgar founded Southern Ground Capital in Atlanta to give real estate investors direct access to private capital without a broker chain in the middle. He works deals personally alongside the underwriting team, and every borrower who submits a file hears from a person rather than a portal. Reach him at loans@sgcapital.io.
Free Investor Resource
The exact criteria SGC uses to evaluate fix and flip deals — ARV calculation, scope of work checklist, rehab budget template, and deal scoring framework. Used on $500M+ in funded loans.
Partner Program
Real estate agents, mortgage brokers, wholesalers, and industry professionals can earn competitive referral fees for every deal they send us that closes.
Common Questions
A hard money loan is a short-term, asset-based loan funded by a private lender rather than a bank. Approval turns on the property’s value and the merit of the deal — not on your W-2 income or your credit score. Southern Ground Capital funds fix & flip, DSCR, bridge, construction, multi-family, and cash-out refinance loans for real estate investors.
Southern Ground Capital is a private lending firm, not a retail mortgage broker. We fund some loans with our own capital and arrange others through our institutional capital partners — which route your deal takes is decided during underwriting, based on the property, the program, and the state. Either way you work with one party from submission to close, and every point and fee is quoted in your term sheet before you spend anything.
Approval decisions are issued within 24–48 hours of a complete submission. Fix & Flip, Bridge, and New Construction loans typically close in 2–3 weeks; DSCR rental loans and cash-out refinances take 4–5 weeks because they require a full appraisal with a rent schedule. Timelines shorten considerably for organized, responsive borrowers — our Atlanta case study closed in 12 days.
No. There is no credit pull to get a quote or a term sheet. If a loan proceeds to underwriting and a credit report becomes necessary, we tell you and get your authorization first.
Fix & Flip loans start from 7.73%; Bridge from 8.25%; DSCR rental loans from 5.75%. Origination points total 2–4% of the loan amount — that is your total, not a share added on top of a lender’s. Rates and points vary by leverage, credit profile, experience, and funding source. There are no prepayment penalties on most short-term programs and no upfront fees of any kind — everything payable by you appears in your written term sheet before you incur a single third-party cost, and nothing is added afterwards.
A 660 minimum FICO across every program. Above that, credit sets your leverage rather than your eligibility: on Fix & Flip, a 700+ score or a prior loan with us reaches 90% of cost with 10% down, while below 700 you need documented value-add experience from the last 24 months or the deal is written at 80% of cost.
43 U.S. states. The exclusions are Arizona, Nevada, North Dakota, Oregon, South Dakota, Utah, and Vermont. Rates and terms do not vary by state — pricing is driven by leverage, credit, property, and experience.
None. No application fee, no underwriting deposit, and no fee of any kind to get a quote or a term sheet. You pay third-party costs — appraisal, title, insurance — and points at closing, out of loan proceeds.
No credit pull. No upfront fees. 24-hour response — guaranteed.
Get Started
Tell us about your deal. A specialist will reach out within 24 hours with a term sheet — no credit pull, no upfront fees, no obligation.
Complete our 5-step form in under 5 minutes. No credit pull, no commitment — a specialist responds within 24 hours.
No credit pull · No upfront fees · 24-hr response guaranteed