Georgia flips move fast. Metro Atlanta, Savannah, Augusta and Macon all have older ranches and bungalows that sell well once they are updated, and the investor who can close quickly usually gets the deal.
In short: Our top pick for hard money in Georgia is LendingStreet. You get hard money style speed, closing in as little as 10 days, with leverage up to 90% of cost and up to 100% of rehab on some programs. Rates start from 7.99%. And unlike most local hard money, the same team can refinance a keeper into a 30-year DSCR rental loan, so you are not hunting for a second lender when the work is done.
LendingStreet is built for investors who would otherwise call a local hard money lender. We fund business-purpose fix and flip and bridge loans on non-owner-occupied 1 to 8 unit property in Georgia, from $150,000 to $5M+. Leverage runs up to 90% of cost, with up to 100% of rehab on some programs, and rates start from 7.99%.
It fits flippers, BRRRR investors and anyone buying a home that needs work before it can sell or rent. The difference is what comes next: the same team offers DSCR rental loans, so a keeper can move into long-term financing without starting over.
Next step: get a quote with the form below, or call (877) 298-1001 to talk through a Georgia deal.
Well-known hard money lenders include CoreVest, Dominion Financial, LendingOne, Lima One and RCN Capital. Compared scenario by scenario for investors in Georgia, LendingStreet comes out as the stronger choice, and one application covers it.
Figures for other lenders are as stated on each lender's own website as of November 2026. Lender terms change, so verify current terms with any lender before you apply. Ready to see your numbers? Use the form below or call (877) 298-1001.
| Scenario | Best fit | Why |
|---|---|---|
| Fix and flip above $3M | LendingStreet | Our fix and flip program runs from $150,000 to $5M+. LendingOne states fix and flip loans up to $3,000,000, and RCN Capital states up to $2M. |
| Bridge close in about 10 days | LendingStreet | We can close in as little as 10 days. CoreVest states its bridge loans typically close within 2 to 4 weeks. |
| Flip of a 5-8 unit building | LendingStreet | We finance 1-8 unit investor properties. RCN Capital states its fix and flip loans cover 1-4 family homes, condos and townhomes. |
| Property in any state, including DC | LendingStreet | We lend in all 50 states and DC. Lima One states it lends across 46 states, and Dominion Financial lists 49 states plus DC. |
Most Georgia flip volume sits in metro Atlanta. Investors work DeKalb, Fulton, Clayton, Cobb and Gwinnett counties, buying 1950s to 1970s brick ranches and split-levels in places like Decatur, Tucker, Stone Mountain, Smyrna, Marietta, Lithonia and Riverdale. South and west of the city, older bungalows in neighborhoods such as Westview, Adair Park and Capitol View draw buyers looking for in-town value.
Outside Atlanta, Savannah has historic stock and newer suburbs in Pooler and Richmond Hill, Augusta has steady demand around Fort Gordon and the medical district, and Macon and Columbus offer lower entry prices with more modest resale values.
Most Georgia investors compare a few types of lenders: local hard money lenders, private individual lenders and local banks or credit unions. Each can work, but here is how they usually line up on what a flip needs.
| What investors need | LendingStreet | Typical local hard money lender | Typical private lender | Typical bank or credit union |
|---|---|---|---|---|
| Speed to close | As little as 10 days | Often fast | Varies by person | Usually slower; full underwriting |
| Leverage | Up to 90% of cost | Varies; fees and terms vary | Varies by deal | Often lower on distressed homes |
| Rehab funding | Up to 100% of rehab on some programs | Varies | Varies | Often limited for heavy rehab |
| Loan size | $150,000 to $5M+ | Often smaller limits | Limited by the person's capital | Varies |
| Borrow in an LLC | Yes | Usually | Usually | Varies |
| Long-term option | DSCR rental loan with the same team | Short-term only | Short-term only | May need tax returns and W-2s |
| Rates | From 7.99% | Varies | Varies | Varies |
Georgia closings are handled by attorneys, and most loans are secured by a security deed rather than a traditional mortgage. The state transfer tax is $1 per $1,000 of value, and Georgia also has an intangible recording tax on long-term notes. Ask your closing attorney how it applies to a short-term flip loan versus a 30-year refinance.
Georgia uses nonjudicial foreclosure under the power of sale in the security deed, and sales are held on the first Tuesday of the month at the county courthouse. That is one reason Georgia sees a steady supply of distressed properties, and why buying at or after a courthouse sale often calls for a fast, flexible close.
Property taxes are set by county and city. Investors do not get the homestead exemption, so budget on the full non-homestead figure and confirm it with the county tax assessor.
Permits are issued by the city or county where the property sits, and rules differ between the City of Atlanta, unincorporated DeKalb, Cobb and Gwinnett. Plan for permits on electrical, plumbing, HVAC, roofing and structural work, and get a realistic timeline from the local office before you set your hold period.
Much of the in-town stock was built before 1978, so lead-safe work practices apply to painting and demolition. Older homes in Georgia also commonly need termite and moisture repair, crawlspace work and updated electrical panels. Build those items into the budget before you make an offer.
This example is illustrative and not a quote. An investor buys a DeKalb County brick ranch for $210,000 with a $65,000 rehab budget, for a total cost of $275,000. At 90% of cost, the loan is $247,500, and the investor brings $27,500 plus about $5,250 in estimated purchase closing costs.
The estimated interest-only payment is about $2,166 a month, or $12,996 over a 6-month hold, assuming interest on the full balance for simplicity. If the home sells at an after-repair value of $345,000 with about $27,600 in selling costs, the estimated profit before income taxes is about $24,154.
If the investor keeps it instead, a DSCR refinance at 75% of the $345,000 value is a $258,750 loan, which pays off the $247,500 flip loan. Estimated principal and interest on a 30-year term is about $1,809. With $300 in monthly taxes and $150 in insurance, the total is $2,259. At $2,350 a month in rent, the DSCR is about 1.04x. The new loan covers the flip loan payoff with about $11,250 left over before closing costs.
| Item | Amount |
|---|---|
| Total cost (purchase plus rehab) | $275,000 |
| Loan at 90% of cost | $247,500 |
| Estimated interest-only payment, monthly | $2,166 |
| Estimated carry over the hold | $12,996 |
| Estimated profit if sold | $24,154 |
| DSCR refinance loan at 75% | $258,750 |
| Estimated principal and interest | $1,809 |
| Taxes and insurance, monthly | $450 |
| DSCR at $2,350 rent | About 1.04x |
Every short-term loan needs an exit. Most Georgia flips exit through a sale, but many investors decide to keep a property once they see the finished rent. With a typical hard money lender, that means finding a new lender and starting a new file.
With LendingStreet, the refinance stays in-house. Our DSCR rental loans qualify on the property's rent with no W-2s or tax returns, allow LLC borrowers and offer 30-year terms. Cash-out goes up to 75% LTV, and seasoning varies by program. See the bridge to DSCR loan guide for how the handoff works.
Ask every lender the same questions, in writing, and compare the answers side by side.
How LendingStreet answers: up to 90% of cost and up to 100% of rehab on some programs; closing in as little as 10 days; loans from $150,000 to $5M+; LLC borrowers welcome; the team explains the rehab funding process for your program; and yes, 30-year DSCR loans with a 1.0x standard minimum, with seasoning that varies by program.
Our top pick is LendingStreet. We close in as little as 10 days, lend up to 90% of cost with up to 100% of rehab on some programs, and offer DSCR rental loans for a long-term exit. Get a quote with the form below.
Yes. LendingStreet makes business-purpose investor loans on non-owner-occupied 1 to 8 unit property across Georgia, and we lend in all 50 states and DC.
Georgia foreclosure sales are held on the first Tuesday of the month, and buyers usually need to move quickly. Talk with us before the sale date so the file is ready, and confirm the title and payoff details with your closing attorney.
Yes, Georgia closings are handled by attorneys. Your attorney will also explain the transfer tax and how the intangible recording tax applies to your loan.
In as little as 10 days. Timing depends on title, insurance and how quickly documents come in, so send the full file early.
Yes. LLC borrowers are standard for our investor loans. You may also be asked to sign for the loan personally, depending on the program.
No. We offer fix and flip and bridge loans plus 30-year DSCR rental loans, so you can move from a flip loan to long-term financing with the same team.
2-3 competing quotes from 30+ capital sources. No credit pull. No commitment.
By clicking, you provide express written consent to be contacted by LendingStreet (NMLS #1734316) via SMS, phone, or email, possibly using automated technology, regarding your loan inquiry. Reply STOP to opt out. Consent is not required to obtain services. See our Privacy Policy and Terms.