Tennessee draws rehab investors from all over the country. Nashville's growth, Memphis's low entry prices, and steady demand in Knoxville, Chattanooga and Clarksville create flips at almost every price range, all in a state with no income tax on wages.
In short: LendingStreet is our top pick for investors searching for hard money lenders in Tennessee. We lend $150,000 to $5M+ on 1-8 unit investment property, up to 90% of cost and up to 100% of rehab on some programs, close in as little as 10 days and offer rates from 7.99%. A Memphis rental or Nashville duplex can then refinance into our DSCR loan, qualified on the rent.
Tennessee's markets move at different speeds. Nashville deals often need a quick close against cash buyers, while Memphis investors care most about funding the full rehab on older homes. LendingStreet covers both, and keeps a long-term DSCR loan ready for the properties you hold.
Under contract in Tennessee? Get a quote with the form below or call (877) 298-1001.
Investors searching for hard money lenders often compare national names like CoreVest, Dominion Financial, LendingOne, Lima One and RCN Capital. Here is how LendingStreet stacks up on the scenarios that matter most for investors in Tennessee. In every scenario below, LendingStreet is the best fit.
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. |
Local hard money lenders and private lenders are common in Nashville and Memphis, and they can be fast. Terms vary, and most stop once the short-term loan is repaid. Here is how the typical options compare.
| Investor need | LendingStreet | Local hard money | Private lender | Local bank |
|---|---|---|---|---|
| Close quickly on a good deal | As little as 10 days | Often fast | Fast if funds are ready | Often slow |
| Fund the rehab | Up to 100% of rehab on some programs | Varies | Negotiated deal by deal | Often limited |
| Leverage on total cost | Up to 90% LTC on some programs | Varies | Varies | Often lower |
| Larger projects | $150,000 to $5M+ | Varies | Limited by one person's funds | Varies |
| Keep it as a rental | DSCR refinance with 30-year terms available | Usually short-term only | Usually short-term only | Often requires tax returns |
| Borrow in an LLC | Standard | Usually | Varies | Varies |
| Statewide coverage | Every Tennessee county | Often one metro | Usually local | Usually its own branches |
In Nashville, investors work East Nashville, the Nations, Antioch, Madison, Old Hickory and Bordeaux, plus suburbs such as Murfreesboro, Smyrna, La Vergne and Gallatin. Older ranches and cottages are the usual projects, and some lots support a second unit, subject to zoning.
Memphis offers lower prices in Frayser, Whitehaven, Raleigh, Hickory Hill, Cordova and Midtown, where many investors buy, rehab and rent. Knoxville, Chattanooga, Clarksville near Fort Campbell, Jackson and the Tri-Cities round out the state.
Each market has its own price range, so loan size matters. Many Memphis homes sit near our $150,000 minimum once the rehab is included, while Nashville infill projects can run well past $1M. Our $150,000 to $5M+ range covers both ends.
Most Tennessee foreclosures are nonjudicial trustee sales under a deed of trust, held after published notice, often at the county courthouse. Buyers usually need certified funds quickly. Research title, back taxes and any redemption rights before you bid.
Tennessee charges a recordation tax on deed transfers, customarily paid by the buyer, and a separate tax on recorded mortgages. Both add to your purchase closing costs, so ask your title company for the figures on each deal.
Projects of $25,000 or more generally require a contractor licensed by the state Board for Licensing Contractors, and some counties require a home improvement license for smaller residential jobs. Electrical and plumbing work need their own licenses and permits.
Nashville's Metro Codes, Memphis and Shelby County Code Enforcement, and other local offices issue permits and inspect the work. Permitted work helps your sale and supports the appraisal on a refinance.
This example is illustrative and not a quote. An investor buys a 1950s brick ranch in north Knoxville for $240,000 and budgets $85,000 for a roof, HVAC, electrical, kitchen, two baths and flooring. Total project cost is $325,000. With the loan sized at 90% of cost, the loan is $292,000 and the investor covers $33,000 of the cost.
The estimated interest-only payment is about $2,433 a month, or $17,031 over a 7-month project. Add about $3,300 in taxes, insurance and utilities and $6,500 in purchase closing costs, and the investor has about $59,831 in the deal. The interest figure assumes the full loan is out the whole time; rehab funds paid in draws would lower it.
The finished home sells for $445,000. With about 7% of the price going to commissions and closing costs ($31,150), the estimated profit is about $62,019 before income taxes.
| Item | Amount |
|---|---|
| Purchase price | $240,000 |
| Rehab budget | $85,000 |
| Total project cost | $325,000 |
| Loan at 90% of cost | $292,000 |
| Investor share of cost | $33,000 |
| Estimated interest-only payment | $2,433 a month |
| Interest over 7 months | $17,031 |
| Other holding costs | $3,300 |
| Purchase closing costs | $6,500 |
| Total cash in the deal | $59,831 |
| Sale price | $445,000 |
| Selling costs (about 7%) | $31,150 |
| Estimated profit | $62,019 |
Memphis is one of the country's most active single-family rental markets, and many investors keep their rehabs. A DSCR loan qualifies on the lease, with no W-2s or tax returns, and 30-year terms are available.
In Nashville, higher prices make selling more common, but duplexes and homes near hospitals and universities can work as rentals. Short-term rentals in Nashville need a permit and face zoning limits, so confirm the rules before planning one.
Ask each lender the same questions so you can compare offers fairly.
Here is where LendingStreet lands on each: up to 90% LTC with up to 100% of rehab on some programs, as little as 10 days to close, LLC borrowing as standard, $150,000 to $5M+ in size, and a DSCR refinance at a 1.0x standard minimum with 620 credit, up to 75% LTV cash-out or 80% rate-and-term on some programs and program-based seasoning. Reach us at (877) 298-1001.
Tell us the address, purchase price, rehab scope and closing deadline, plus expected rent if a hold is possible. The quote form is just below, or reach us at (877) 298-1001.
We think LendingStreet is the strongest fit for Tennessee investors who want speed and leverage without a dead end: closings in as little as 10 days, up to 100% of rehab on some programs, rates from 7.99% and a DSCR refinance under the same roof.
Yes. LendingStreet lends in all 50 states and DC, including Tennessee, on non-owner-occupied 1-8 unit investment property. Get a quote with the form below.
Most are nonjudicial trustee sales held after published notice. Buyers usually pay quickly in certified funds, so line up financing and title research in advance.
The recordation tax on a deed transfer is customarily paid by the buyer, and there is a separate tax on recorded mortgages. Confirm the amounts with your title company.
For projects of $25,000 or more, generally yes. Some counties also require a home improvement license for smaller jobs, and electrical and plumbing work need licensed trades.
You can refinance into a DSCR loan qualified on the rent, with no W-2s or tax returns, LLC borrowers as standard and 30-year terms available. Seasoning varies by program.
No. Every LendingStreet loan is a business-purpose loan on non-owner-occupied investment property.
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