Hard Money Lenders in Memphis, TN | Capital Kings LLC
Capital Kings LLC · Non-QM Mortgage Broker

Hard Money Lenders inMemphis, Tennessee

Fix and flip, bridge and purchase only, DSCR rental and new construction financing for Memphis investors. We do not lend our own money, we shop your deal across a 400+ lender network and come back with real terms you can compare on total cost.

Get a term sheet →Price a Memphis deal

Prefer to talk it through? Call or text Micah at (281) 636-5682.

Reviewed by Micah Foster, Founder & CEO, October 2026

Price a Memphis deal right now

Prefilled with a realistic Memphis deal. Change any number and it reprices on the programs that lend in Tennessee, with the same math as our term sheets.

Sizing your flip on the same terms as the term sheet. Get a real term sheet →

Financing a deal in Memphis

Memphis is one of the most investor-heavy housing markets in the country. FedEx’s hub, the hospitals, St. Jude and the University of Memphis anchor the jobs, and a large share of the single-family homes are rentals. The flip stock is 1920s bungalows in Midtown and the University District and endless 1950s and 1960s brick ranches across Raleigh, Frayser and Whitehaven.

The Memphis decision is flip or rent. Out-of-state landlords and turnkey operators buy constantly, so a finished house in Frayser or Raleigh often nets more as a rental refinance than as a retail sale. In Midtown, Cooper-Young and the University District, owner-occupants still pay for a real renovation. We figure out which side of that line your street sits on before we talk value, because it changes the scope.

What a Memphis deal looks like on paper

Memphis example: $125,000 purchase, $55,000 rehab, $260,000 after repair value, 700 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Say a 1950s brick ranch in the University District with a flat-roof carport, original steel windows, a dated kitchen and a furnace that needs replacing. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$161,250
Cash to close$30,546
Proof of funds to show$53,047
Where the $30,546 goes
  • Down payment (15% of the purchase)You$18,750
  • Origination (0.5%)Lender$2,000
  • Lender fees (flat)Lender$1,989
  • Broker fee (1%)Broker$2,000
  • Title and closing (estimate at Texas rates)Title$3,133
  • Prepaid interest (15 days)Lender$414
  • Property insuranceInsurer$1,710
  • AppraisalAppraiser$550

Interest while you rehab: $840 a month on the $106,250 funded at closing, $1,275 once every draw is out. Proof of funds is cash to close plus $14,850 of rehab reserve and $7,651 of interest reserve. Sample borrower, sample address; the sheet is issued by the same engine as the borrower’s instant term sheet.

Fix and flip programs in Memphis

Swipe the table for rates, credit and terms →

ProgramDown paymentMin creditExperienceRateOriginationMax loanTermClose
Best Rate15% of purchase700+First flip OK8.99% to 9.49%0.5%70% of ARV12 months5-14 days
New Investor Program12.5% of purchase700+First flip OK9.75%1%75% of ARV12 months72 hours
First Flip, 10% Down110% of purchase + rehab660+First flip OK9.99%2%75% of ARV12 months21-30 days
7.5% Down, 3+ Flips27.5% of purchase + rehab660+3+ completed flips9.99%1.5%75% of ARV12 months21-30 days
5% Down, 5+ Flips35% of purchase660+5+ completed flips9.99% to 10.99%2%75% of ARV9-24 months10-14 days
100% Financing, 2+ Flips40% (100% financing)620+2+ completed flips9.50% to 12.00%2.5%70% of ARV9 months7-14 days
Fastest Close (3 days)10% of purchaseNo minimumFirst flip OK11.99%2%75% of ARV6 months72 hours
  1. Rate 9.99% with 2% to 2.25% origination by credit; more origination buys the rate down as far as 8.99%. Loans under $150,000 add 0.5% to the rate and 0.5% to the origination, under $100,000 1.5% and 1%. Under 680 credit the loan caps at 87.5% of cost. Standard interest, charged only on funds drawn. The loan is capped at a share of purchase plus rehab, the full rehab held back for draws, and the ARV must be at least 1.25 times purchase plus rehab. Processing $500, legal $1,495 and underwriting $795.
  2. Rate 9.99% with 1.5% to 1.75% origination by credit; more origination buys the rate down as far as 8.99%. Loans under $150,000 add 0.5% to the rate and 0.5% to the origination, under $100,000 1.5% and 1%. Under 680 credit the loan caps at 90% of cost. Standard interest, charged only on funds drawn. The loan is capped at a share of purchase plus rehab, the full rehab held back for draws, and the ARV must be at least 1.25 times purchase plus rehab. Processing $500, legal $1,495 and underwriting $795.
  3. Rate is set per file from 9.99%; origination about 2% plus a $995 processing fee.
  4. Needs 2 completed flips in the last two years and about $75,000 in verified liquidity. Rate 9.5% to 12% with 2% to 3% origination, set per file. Purchase plus rehab must fit under 70% of ARV.

Origination has a $2,000 minimum on most programs (a few lenders set a higher one, noted above) and our broker fee is 1% with a $2,000 minimum and a $10,000 maximum. These are the numbers our term sheets use as of October 2026. Strong credit, cash and a track record can price lower through specific lenders in the network.

Where Memphis prices sit right now

Before we price a Memphis flip, we look at where sales in the city sit today. Your block can run well above or below these numbers, so treat them as the starting point, not the answer.

Redfin puts the Memphis median sale price at $180K for the three months ending September 2026, down 2.7% on a year earlier, with homes selling in around 45 days, up from 37. The median price per square foot is $118.

Median sale price (Redfin)$180K
Change from a year earlierdown 2.7%
Days on market (Redfin)45
Median price per square foot$118

Sources: Redfin, Memphis housing market

How a Memphis file actually gets priced

Memphis prices fell this year and selling times grew, so we size the after repair value on recent closed renovated sales on the same street grid, not across Poplar or a rail line. Appraisers here see a lot of investor-grade flips and are quick to discount cheap finishes. We want an inspection on the sewer line, the foundation and the electrical, and a look at the property’s code enforcement history before the budget is set.

Vacant houses in Memphis lose HVAC units and copper fast, so secure the property and budget for it. The Wolf River, Nonconnah Creek and Loosahatchie have floodplain through several flip neighborhoods. Memphis also sits near the New Madrid seismic zone, and some buyers ask about earthquake coverage. Shelby County’s Environmental Court handles code and blight cases, so check the parcel for open citations before you close.

Who buys your finished Memphis deal

The finished Memphis house goes to one of two buyers: a local owner-occupant in Midtown, East Memphis or the University District, or a landlord buying cash flow. FHA and VA buyers need clean condition. Because rent is strong against prices here, a DSCR loan (a rental loan that qualifies on the property’s rent, not your income) is often the plan, not just the fallback.

What happens after you apply

Apply once and the whole Memphis loan lives in the borrower portal: the term sheet you can accept and sign in the browser, where the loan stands, one place for documents, and the list of what the lender is still waiting on. These are real screens from the portal.

Capital Kings borrower portal: Welcome to your file
Welcome to your fileSign in and the term sheet is waiting, with every fee and who it goes to.
Capital Kings borrower portal: Where the loan stands
Where the loan standsApplication, appraisal, title, underwriting, clear to close.
Capital Kings borrower portal: Run the deal again
Run the deal againThe analyzer priced off your real numbers, before and after the appraisal.
Capital Kings borrower portal: What the lender still needs
What the lender still needsEvery open condition, what clears it, and who it is waiting on.

The full walkthrough is on how it works, and you can tour the borrower portal before you apply.

What we fund in Memphis

Fix and flip

10%down on a first flip
Rates
from 8.99% at 760+ credit
With experience
0% down with 2+ completed flips, purchase plus rehab under 70% of ARV
Rehab
100% funded, paid in draws
Fix and flip loans in Tennessee →

Rental (DSCR)

7.00%rates from, 30-year fixed
Qualify on
the rent, no W-2s or tax returns
Down
from 20% at 700+ credit
Good for
buy-and-hold, and the refinance when a flip becomes a rental
DSCR loans in Tennessee →

Bridge and purchase only

12.5%down at 700+ credit, no rehab in the loan
Rates
from 9.75% at 680+ credit
Close
in 5-14 days
Good for
auction buys, off-market deals and 1031 timing

New construction

95%of cost with a financed interest reserve, after 1 completed build
Rates
from 8.49% with 5+ completed builds
First build
85% of cost with a GC who has 5+ builds
Builds
single family to small multifamily
New construction loans in Tennessee →

Where we lend in Memphis

We broker deals across the whole Memphis market. The submarkets investors ask us about most are University District and Normal Station (38111), Cooper-Young and Midtown (38104), Vollintine-Evergreen (38107), Highland Heights and Berclair (38122), Frayser (38127), Whitehaven (38116) and Raleigh (38128).

How long does a Memphis loan take to fund?

You send the address, purchase price, rehab budget and your ARV, which takes about five minutes and no credit pull. We take it to the lenders in our network that fit it and are licensed in Tennessee, and the rate, origination, leverage and cash to close come back side by side. 5-14 days to fund, as little as 72 hours on the fastest programs. We stay on title and the lender through funding.

Memphis hard money FAQ

Do you lend hard money in Memphis?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Memphis scenario across a 400+ lender network and bring back real terms instead of one lender’s rate sheet. The programs on this page are the ones whose lenders are licensed in Tennessee, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in Memphis?
As of October 2026: Best Rate (15% down, from 8.99%); New Investor Program (12.5% down, from 9.75%); First Flip, 10% Down (10% down, from 9.99%); 7.5% Down, 3+ Flips (7.5% down, from 9.99%, 3+ completed flips); 5% Down, 5+ Flips (5% down, from 9.99%, 5+ completed flips); 100% Financing, 2+ Flips (100% financing when purchase plus rehab fits under 70% of ARV, from 9.50%, 2+ completed flips); Fastest Close (3 days) (10% down, from 11.99%). Rehab is funded 100 percent in draws on every one of them, and we shop the file against the rest of the network before anything is signed.
How fast can a Memphis hard money loan close?
As little as 72 hours. Most Memphis fix and flip files fund in 5-14 days once the file is complete, and the 72-hour programs close that fast when title and insurance are ready. The First Flip, 10% Down program and the 7.5% Down, 3+ Flips program close in 21-30 days. The biggest delays are usually title issues or missing borrower documents, so getting those started early makes a big difference.
How much do I need to bring to close on a Memphis flip?
The worked example on this page is a $125,000 Memphis purchase with a $55,000 rehab and a $260,000 after repair value at 700 credit, first flip: $18,750 down (15% of the purchase) and $30,546 total cash to close, with $53,047 of proof of funds to show the lender. The lowest down payment for a first flip in Memphis is 10% down from 9.99% at 660+ credit. Investors with a track record can go to 0% down (100% financing) from 9.50% at 620+ credit with 2+ completed flips, when purchase plus rehab fits under 70% of ARV, and you still bring the closing costs in cash. Rehab is funded 100 percent through draws in every case. Run your own numbers in the calculator above, or send us the deal and we will price it.
Do you fund the rehab budget in Memphis?
Yes, 100 percent of the rehab is funded, but it is a holdback released in draws rather than cash at closing. You pay for each phase, request a draw, an inspector verifies the work, and the lender reimburses. That means you need working capital to float the first phase, which is the single most common thing new investors miss on their first deal.
What credit score do I need for a Memphis fix and flip loan?
One Memphis program has no credit floor at all, it is priced on speed rather than credit. The lowest rate here, 8.99%, needs 760+ credit. Depending on the program, rates step down at 700 and 760 credit and origination steps down at 700 and 740. Credit matters less here than on a conventional loan because the deal carries the file, but it moves your rate and your leverage, so know where you stand before you make offers.
Can I refinance a Memphis flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Memphis flip becomes a hold. A DSCR loan qualifies on the property’s rental income rather than your W-2, so once the rehab is done and it is leased, you refinance out of the short-term hard money loan into 30-year financing. Worth deciding before you start, because it changes what finish level makes sense.
Should I flip or rent a Memphis house?
Run both before you buy. In much of Memphis rent is high relative to price, so a renovated house can refinance into a DSCR loan and cash flow. In Midtown and the University District, owner-occupants pay for a full renovation and the sale often wins. The street you buy on usually decides it.
How do I keep a vacant Memphis rehab from getting stripped?
Treat security as part of the scope. Cage the HVAC condenser, hold off installing the new unit until the house is close to done, keep the doors and windows secured, and visit often. Thefts of copper and AC units are common on vacant houses here, and a loss can wipe out your contingency.
Micah Foster
Micah Foster
Founder & CEO, Capital Kings LLC
Micah brokers Non-QM and hard money loans for real estate investors across 38 states from his base in Texas. He founded Capital Kings to give investors a broker who shops the market on their behalf instead of pitching one lender product.

What to read before you sign a term sheet

Hard money near Memphis: Nashville, Knoxville, Birmingham, Southaven and Jonesboro. More Tennessee city guides: Chattanooga, Franklin and Murfreesboro. Or see everything we fund in Tennessee.

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