Capital Kings LLC · Non-QM Mortgage Broker

Hard Money &
DSCR Loans in Tennessee

We help investors fund fix and flips, rentals and new builds in Nashville, Memphis, Knoxville, Chattanooga, Murfreesboro and Franklin, short-term rentals included. We shop 400+ lenders to get you the best terms on your deal. Business-purpose loans to an LLC on investment property only.

By Micah Foster·Updated October 2026

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

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How much cash does a Tennessee flip take to close?

This is the worked example from our Tennessee pricing below, on the program with the least cash to close at 700 credit. Your real number depends on the property, your credit and your experience, and the term sheet shows it before you commit.

$41,147

cash to close a $225,000 Nashville flip

$45,000 of rehab, $335,000 after repair value, a first flip at 700 credit on the New Investor Program.

Loan: $241,875
Rate: 9.75%
Down payment (12.5% of purchase): $28,125

Rates from 8.99% on a first flip in Tennessee.

See every line of the math

See your cash to close in Tennessee before you apply

Pick the loan type and plug in your deal. It runs the same math as our term sheets, on the programs that lend in Tennessee. Your final numbers depend on what the lender approves.

Sizing your deal on the same terms as the term sheet. Get my real numbers →

What We Fund in Tennessee

We see a mix of STR, rental and fix-and-flip deals across Tennessee, with Nashville, Memphis, Knoxville and Chattanooga being the markets we hear from most. Nashville short-term rentals are their own underwriting question, and not every DSCR lender will count projected Airbnb income, so we send those to the ones that will.

Fix and flip

10%down on a first flip

Rates: from 8.99%
With experience: 0% down (2+ flips, 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, BRRRR refinances

DSCR loans in Tennessee →

Bridge

12-24months, interest-only

Good for: buying fast or holding until the sale or long-term loan
Pricing: set per deal

Ground-Up Construction

95%of cost with a financed interest reserve

Rates: from 10.49% with experience
First build: OK with an experienced GC
Builds: single family to small multifamily

Construction loans in Tennessee →

Tennessee rates, fees and down payments as of October 2026

These are the programs we place Tennessee deals with and what they are pricing at right now. The examples use the same math as our term sheets, so you can see roughly what you would bring to closing before you ever call us. Your final terms depend on the property, your credit and experience, and what the lender approves.

Fix and flip in Tennessee How the programs work

Purchase plus 100% of the rehab budget, funded through draws. The program you land on depends on credit and how many flips you have completed. Rates from 8.99% in Tennessee. Close in as little as 72 hours on the fastest program.

Lowest rate on a first flip

Program: Best Rate
Down payment: 15%
Min credit: 700+
Experience: First flip OK
Rate: 8.99% to 9.49%
Max loan: 70% of ARV
Close: 5-14 days

Least down on a first flip

Program: First Flip, 10% Down
Down payment: 10%
Min credit: 660+
Experience: First flip OK
Rate: 9.99%
Max loan: 75% of ARV
Close: 21-30 days

Least down with completed flips

Program: 100% Financing, 2+ Flips
Down payment: 0% (100% financing)
Min credit: 620+
Experience: 2+ completed flips
Rate: 9.50% to 12.00%
Max loan: 70% of ARV
Close: 7-14 days

See all 7 programs

Program	Down payment	Min credit	Experience	Rate	Origination	Max loan	Term	Close
Best Rate	15% of purchase	700+	First flip OK	8.99% to 9.49%	0.5%	70% of ARV	12 months	5-14 days
New Investor Program	12.5% of purchase	700+	First flip OK	9.75%	1%	75% of ARV	12 months	72 hours
First Flip, 10% Down¹	10% of purchase + rehab	660+	First flip OK	9.99%	2% to 2.25%	75% of ARV	12 months	21-30 days
7.5% Down, 3+ Flips²	7.5% of purchase + rehab	660+	3+ completed flips	9.99%	1.5% to 1.75%	75% of ARV	12 months	21-30 days
5% Down, 5+ Flips³	5% of purchase	660+	5+ completed flips	9.99% to 10.99%	2%	75% of ARV	9-24 months	10-14 days
100% Financing, 2+ Flips⁴	0% (100% financing)	620+	2+ completed flips	9.50% to 12.00%	2.5%	70% of ARV	9 months	7-14 days
Fastest Close (3 days)	10% of purchase	No minimum	First flip OK	11.99%	1% to 2%	75% of ARV	6 months	72 hours

Program notes (4)

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.
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.
Rate is set per file from 9.99%; origination about 2% plus a $995 processing fee.
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.

First flip in Nashville, 700 credit, lowest rate

$225,000 purchase · $45,000 rehab · $335,000 ARV · Best Rate program

Loan amount: $234,500
Down payment (15% down program, loan capped at 70% of ARV): $35,500
Rate: 9.49%
Origination (0.5%, $2,000 minimum): $2,000
Broker fee: $2,345
Lender fees: $1,989
Title, insurance, appraisal, prepaid interest: $7,348
Estimated cash to close: $49,182
Cash the lender wants to see in the bank: $73,809
Interest per month while you rehab: $1,499

First flip in Nashville, 700 credit, least cash to close

$225,000 purchase · $45,000 rehab · $335,000 ARV · New Investor Program

Loan amount: $241,875
Down payment (12.5% of purchase): $28,125
Rate: 9.75%
Origination (1%): $2,419
Broker fee: $2,419
Lender fees: $749
Title, insurance, appraisal, prepaid interest: $7,435
Estimated cash to close: $41,147
Cash the lender wants to see in the bank: $66,438
Interest per month while you rehab: $1,600

First flip in Nashville, 650 credit

$225,000 purchase · $45,000 rehab · $335,000 ARV · Fastest Close (3 days) program

Loan amount: $247,500
Down payment (10% of purchase): $22,500
Rate: 11.99%
Origination (2%): $4,950
Broker fee: $2,475
Lender fees: $749
Title, insurance, appraisal, prepaid interest: $7,122
Estimated cash to close: $37,796
Cash the lender wants to see in the bank: $66,134
Interest per month while you rehab: $2,023

Sized to the Tennessee market: the typical Tennessee home is worth about $334,108 and a starter home about $191,061 (Zillow Home Value Index, August 2026). Single family homes sold in a median of 60 days with 4.2 months of supply (Redfin, May 2026). So the example buys at about two thirds of the typical value, budgets a mid-range rehab and resells at the typical value.

Estimates on Capital Kings terms as of October 2026. Cash to close includes down payment, origination, broker fee, the lender's own fees (processing, underwriting, legal or doc prep), title, prepaid interest, insurance and appraisal. Rehab is funded 100% through draws on every program, but draws pay you back after each phase is done, so the lender also wants to see enough in the bank to front the first phase and cover a few months of payments. That is the bank figure on each card, and it is not money you spend at closing. Title is estimated from Texas title rates; your Tennessee title company quotes the real number.

DSCR rental loans in Tennessee Full DSCR guide

Rates are 30-year fixed, priced off loan-to-value: 7.00% up to 70% LTV, 7.13% up to 75% LTV, 7.25% up to 80% LTV for a 760+ borrower with a 5-year prepay, plus 0.19% for a rate and term refinance, 0.37% for cash-out (0.77% above 75% LTV) and 0.26% for 2-4 units. No lender origination points. Lender fees about $2,295, plus our 1% broker fee ($2,000 minimum), all itemized on the term sheet. Minimum 1.00 DSCR, minimum 660 credit, minimum $100,000 loan, 3 months of reserves on a purchase and 6 on a cash-out. No W-2s, no tax returns, no debt-to-income ratio.

Credit	Purchase max LTV	Purchase rate at max LTV	Cash-out max LTV	Cash-out rate at max LTV
760+	80%	7.25%	80%	8.02%
740 to 759	80%	7.38%	80%	8.15%
720 to 739	80%	7.61%	80%	8.38%
700 to 719	80%	7.88%	75%	7.82%
680-699	75%	Priced per file	70%	Priced per file
660 to 679	65%	Priced per file	60%	Priced per file

Cash-out refinance on a Nashville rental, 740 credit

$335,000 appraised value · single family · rent covers the payment at 1.00 DSCR or better

Maximum loan (80% LTV): $268,000
Rate (30-year fixed): 8.15%
Lender fees (underwriting, legal, setup): $2,295
Broker fee (1%, $2,000 minimum): $2,680
Principal and interest per month: $1,995
Reserves required: 6 months

New construction in Tennessee Full construction guide

Ground-up single family to small multifamily, 12-18 month interest-only terms, lot and vertical funded together. First-time builders qualify at 650+ credit on Lower Fees (680+ on the Financed Interest Reserve) with a general contractor who has 5+ completed builds. Pick the structure that fits your cash:

Lower Fees. About 2 points and no reserve in the loan; you pay the interest monthly from the first draw.

Experience	Max loan	Completed-value cap	Lot advance	Rate	Origination
GC-backed first build	85% of total cost	65% of completed value	70% of lot cost	11.74% at 740+, 12.24% under 740	2%
1-4 builds	85% of total cost	70% of completed value	75% of lot cost	10.49%	2%
5+ builds	90% of total cost	75% of completed value	80% of lot cost	10.50%	2%

Financed Interest Reserve. Your first months of interest are financed as part of the loan rather than paid out of pocket: the loan carries an interest reserve of six months of fully drawn interest, so your payments are covered while you build, up to 95% of cost with the reserve counted. $1,995 underwriting and $1,495 processing on top of origination, and 60% of the lot until permits are in. This structure needs 680+ credit and liquid funds of about 10% of the build budget plus fees.

Experience	Max loan, reserve included	Completed-value cap	Lot advance	Rate	Origination
GC-backed first build	90% of total cost	70% of completed value	70% of lot cost	9.50%	3%
1-4 builds	95% of total cost	75% of completed value	70% of lot cost	9.50%	3%
5+ builds	95% of total cost	75% of completed value	75% of lot cost	8.49%	3%

Both structures also carry our 1% broker fee ($2,000 minimum), itemized on the term sheet with every lender fee.

Purchase only (no rehab) in Tennessee Purchase-only guide

Buying a property that does not need work, or handling the rehab yourself: 12.5% down, 9.75%, 1% origination for a first deal at 740 credit.

Tennessee, city by city

The Tennessee markets we fund most. Not on the map? We broker every county in the state, so send the deal and we place it.

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What do common deals cost to close?

Each question has its own page with the worked example line by line and the sample term sheet. The figure is the answer on that page.

Questions about loans in Tennessee

Do you lend hard money loans in Tennessee?

Yes. Capital Kings brokers hard money, DSCR, bridge, and fix-and-flip loans across Tennessee through our 400+ lender network. Tennessee flips close in as little as 72 hours.

What cities in Tennessee does Capital Kings lend in?

We broker investor loans statewide in Tennessee, with active deal flow in Nashville, Memphis, Knoxville, Chattanooga, Murfreesboro and the surrounding metros.

Do you offer DSCR rental loans in Tennessee?

Yes. DSCR loans qualify the property on rental income (not your personal W-2), and we broker DSCR rentals across Tennessee on single-family, 2-4 unit properties, including short-term rentals where projected Airbnb income is allowed.

How fast can a Tennessee hard money loan close?

As little as 72 hours on the fastest program, when title and insurance are ready. It depends on the program: the fastest Tennessee programs fund in 5-14 days once the file is complete, and the rest take up to 30 days.

What's the minimum down payment for a Tennessee fix-and-flip loan?

As of October 2026 in Tennessee: 10% down (of purchase plus rehab) on a first flip from 660 credit at 9.99%, and 15% down at 700+ credit for our best rate, 8.99% to 9.49%. Investors with 2+ completed flips in the last two years and about $75,000 in verified liquidity can go to 0% down (100% financing) at 620+ credit, 9.50% to 12.00%, when purchase plus rehab fits under 70% of ARV. Closing costs are still paid in cash. Rehab is 100% funded through draws on every Tennessee program.

What credit score do I need for a Tennessee hard money loan?

660+ for the 10% down program, 700+ for the best-rate program, and 660+ for a DSCR rental loan. Our fastest-close program has no minimum score. First flips are welcome in Tennessee with no completed deals required; completed flips unlock the programs with less than 10% down.

Can I do a DSCR cash-out refinance on a Tennessee rental?

Yes. Cash-out DSCR loans in Tennessee go up to 80% of appraised value at 720+ credit, 75% at 700, 70% at 680 and 60% at 660. Seasoning after a recent purchase varies by lender. Rates start at 8.02% on a 30-year fixed for a 760+ borrower, minimum 1.00 DSCR, 6 months of reserves, no tax returns.

Do you finance new construction in Tennessee for a first-time builder?

Yes, as long as a general contractor with 5+ completed builds builds it. A first build in Tennessee comes in at 11.74% with 85% of total project cost financed, capped at 65% of completed value, 650+ credit. After one completed build the loan stays at 85% of cost and the rate drops to 10.49%, and 5+ builds get 75% of completed value at 10.50%. With a financed interest reserve built into the loan (680+ credit), a GC-backed first build or one completed build prices at 9.50% and 5+ builds from 8.49%, 3% origination plus lender fees. Both structures add our 1% broker fee ($2,000 minimum).

How do these loans actually work?

These guides use Texas deals for their examples, but the way the loans work, what lenders check and how to compare offers is the same on a Tennessee deal.

Next to Tennessee, we also lend in Kentucky, North Carolina, Georgia, Alabama, Mississippi, Arkansas and Missouri. See all 38 states we lend in →

Founder & CEO

Micah Foster

Micah worked as a loan officer at a direct hard money lender before he started Capital Kings in Houston, and he now runs it from Colorado Springs. He works with investors in 38 states, compares programs across his lender network and tells you what a deal will really cost before you sign anything.

Connect With Micah →

Ready to fund your Tennessee deal?

Text us the deal or send it through the application. We run it past the lenders that fit and send back a term sheet on your actual numbers, no full application needed to get started.

Start Application →Get a Pre-Approval Letter

Capital Kings LLC is a non-QM mortgage brokerage. We are not a direct lender. We take your scenario to direct lenders in our network and help you pick the one that fits. Loans in Tennessee are made by partner lenders that lend in Tennessee. All loans subject to underwriting approval. Rates, terms, and program availability vary by lender and may change without notice. Hard money and DSCR loans are secured by real estate. Not for primary residences.

Hard Money &DSCR Loans in Tennessee