Hard money is a form of asset-based lending that focuses primarily on the value of the property rather than the borrower’s income or employment history. These loans are commonly used by real estate investors for time-sensitive opportunities such as purchases, renovations, or short-term bridge financing.

Unlike traditional bank loans, hard money loans are designed to move quickly and offer more flexibility in structure. Terms are based on factors like the property value, purchase price, scope of work, and exit strategy.

At Low Tide Private Lending, we provide hard money loans exclusively for residential single-family and 1–4 unit investment properties, helping investors close efficiently when speed and certainty matter.

Hard money loans offer speed, flexibility, and certainty—especially for real estate investors working on time-sensitive deals. Because these loans are asset-based, approvals are driven by the strength of the property and the deal rather than traditional income or employment requirements.

Key benefits include:

• Fast closings compared to conventional financing

• Flexible loan structures for unique or complex deals

• Asset-based underwriting focused on property value and equity

• Fewer documentation requirements than traditional lenders

At Low Tide Private Lending, hard money allows investors to move quickly on residential single-family and 1–4 unit properties without the delays and restrictions of bank financing.

Hard money loans are commonly used by real estate investors for short-term, time-sensitive investment strategies where speed and flexibility are critical. Because these loans are asset-based, they work well for projects that don’t fit traditional bank timelines.

Common uses include:

• Fix-and-flip projects

• Purchase and renovation of rental properties

• Bridge financing between transactions

• Cash-out refinances on investment properties

• Transactional funding for quick acquisitions

• Mobile home investments (when applicable)

At Low Tide Private Lending, we provide hard money loans exclusively for residential single-family and 1–4 unit investment properties.

Choosing the right hard money lender is about more than just rates. A reliable lender should be experienced, transparent, and aligned with your investment strategy.

When evaluating a hard money lender, consider:

• Speed and reliability — Can they consistently close on time?

• Asset-based approach — Do they underwrite the deal, not just the borrower?

• Experience — Do they understand your market and investment strategy?

• Flexibility — Can they structure loans for real-world deals?

• Transparency — Are terms, fees, and expectations clearly communicated upfront?

• Responsiveness — Will you have direct access to decision-makers when timing matters?

The right lender should feel like a partner, helping you move quickly and confidently on opportunities — not slowing you down with unnecessary hurdles.

Low Tide Private Lending provides financing exclusively for residential investment properties, including:

• Single-family homes

• Duplexes, triplexes, and fourplexes (1–4 unit properties)

We do not lend on commercial, mixed-use, or land-only properties. This focused approach allows us to stay specialized and provide faster, more reliable lending solutions within our niche.

Low Tide Private Lending provides financing for residential single-family and 1–4 unit investment properties located in North Carolina, South Carolina, and select markets in Georgia.

Our focus on these markets allows us to lend efficiently, understand local values, and respond quickly throughout the lending process.

Low Tide Private Lending is an asset-based lender, so credit score is not the primary factor in our underwriting decisions. We focus first on the strength of the property, the deal structure, and the exit strategy.

That said, credit is still reviewed as part of the overall picture, and requirements may vary depending on the deal, borrower experience, and risk profile. There is no hard minimum credit score, and strong deals can often offset less-than-perfect credit.

Yes. Low Tide Private Lending regularly works with self-employed real estate investors. As an asset-based lender, we do not rely on traditional income verification or employment documentation the way banks do.

Our underwriting focuses on the property, deal structure, and exit strategy, which allows us to provide flexible financing solutions for self-employed borrowers who may not fit conventional lending requirements.

Yes. Low Tide Private Lending lends to LLCs and other business entities, including partnerships and corporations. Most of our loans are structured in an entity name, provided the entity is properly formed and approved.

Personal guarantees may be required depending on the deal structure and borrower experience.

Yes. Low Tide Private Lending may lend to foreign individuals or foreign-owned entities on a case-by-case basis. Additional documentation and requirements may apply depending on the borrower, entity structure, and transaction details.

All loans must meet our underwriting criteria and be secured by eligible residential single-family or 1–4 unit investment properties within our lending footprint.

Low Tide Private Lending does not have a strict minimum loan amount. Loan sizes are evaluated based on the property, deal structure, and overall risk profile.

That said, most of our loans typically fall within a practical range that allows us to structure financing efficiently and provide the level of service our investors expect.

Getting approved with Low Tide Private Lending starts with a quick review of the deal. As an asset-based lender, we focus on the property and transaction rather than lengthy personal financial documentation.

To get started, we typically review:

• Property address and purchase price

• Estimated value or after-repair value (if applicable)

• Scope of work and budget (for renovation projects)

• Borrower experience and exit strategy

You can contact us directly via the contact form on our website or submit your information through our online application. Once reviewed, we can issue a term sheet quickly and guide you through next steps to closing.

Yes. Low Tide Private Lending can provide a pre-qualification or conditional approval letter to support your purchase offer. Because we are an asset-based lender, this letter is based on the property and deal structure rather than extensive personal financial documentation.

To request a pre-qualification, you can submit an online application or contact us directly via our website. Once we review the details, we can issue a letter quickly to help strengthen your offer.

No. Submitting an application with Low Tide Private Lending is free. You can complete our online application or contact us directly without any upfront fees.

Fees or points are only applied once a loan is approved and moving toward closing, and they are fully disclosed before you commit.

Yes — in most cases, Low Tide Private Lending requires an appraisal to confirm the property value and support responsible underwriting.

Exception: For transactional funding, an appraisal is typically not required, since these loans are secured by an existing contract and the transaction is short-term.

You can submit an online application or contact us directly to get started, and we’ll guide you through any appraisal requirements.

At Low Tide Private Lending, we understand that time is critical in real estate investing. Most loans close in 10 business days or less, depending on borrower readiness and the complexity of the deal.

Because we are an asset-based lender, approvals focus on the property and deal structure, allowing us to move much faster than traditional lenders.

You can submit an online application or contact us directly to get started and receive a realistic timeline for your project.

Because Low Tide Private Lending is an asset-based lender, we focus primarily on the property and deal structure rather than extensive personal financial documentation.

Typical documentation we require includes:

• Purchase agreement or property contract

• Property information (address, purchase price, rehab plans if applicable)

• Borrower or entity information (ownership documents, experience, and any required guarantees)

• Appraisal (required for all loans except transactional or table funding)

Additional documents may be requested depending on the property, loan type, or borrower profile.

You can submit an online application or contact us directly to get started, and we’ll guide you through exactly what’s needed for your deal.

Low Tide Private Lending offers short-term, asset-based loans designed for real estate investors. Terms vary depending on the property, loan amount, borrower experience, and deal structure, but typical features include:

• Loan term: Short-term, usually 6–12 months

• Loan-to-Cost (LTC): Up to 100% depending on borrower experience

• Loan-to-After Repair Value (ARV): Up to 75% depending on experience

• Property types: Residential single-family and 1–4 unit investment properties only

• Interest rates and points: Competitive, structured based on deal risk and complexity

Every deal is reviewed individually to provide terms that fit your project and goals.

You can submit an online application or contact us directly to discuss terms for your specific property.

Yes. Low Tide Private Lending typically requires a property inspection as part of our underwriting process to confirm condition, scope of work, and value.

Exceptions: For transactional or table funding, a formal inspection may not be required since these loans are short-term and secured by an existing contract.

You can submit an online application or contact us directly to get started, and we’ll guide you through any inspection requirements for your property.

Low Tide Private Lending services all loans in-house. This means you will work directly with our team for payments, draws, and any questions throughout the life of your loan.

We prioritize responsive, transparent communication so borrowers always know where they stand and can focus on their investment, not paperwork.

You can submit an online application or contact us directly to get started.

Most of Low Tide Private Lending’s loans are interest-only, meaning you typically pay only the interest during the term of the loan. The principal is due at the end of the loan unless other arrangements are agreed upon in advance.

This structure helps real estate investors preserve cash flow while completing renovations, flipping, or repositioning properties.

You can submit an online application or contact us directly to discuss the payment structure for your specific loan.

Low Tide Private Lending uses SiteWire to manage draw requests for renovation or construction projects. Once you submit your draw request with the required documentation (such as invoices, receipts, or proof of completed work) through SiteWire, our team reviews it and typically releases funds promptly so you can stay on schedule.

Because we service loans in-house, you’ll work directly with our team throughout the draw process, ensuring clarity, transparency, and speed.

You can submit an online application or contact us directly to discuss how draws will work for your specific project.

Low Tide Private Lending builds extensions into every loan. As long as the loan is in good standing, you may receive up to three extensions before a loan modification or payoff is required.

This process allows investors to manage timing flexibly while keeping the loan on track.

You can submit an online application or contact us directly to discuss extensions for your loan.

To get a payoff statement for your loan, you can contact Low Tide Private Lending directly. Our team will provide the current balance, interest calculation, and any fees so you have an accurate figure for payoff.

All payoff requests are handled promptly to make the process as smooth as possible.

Yes. Low Tide Private Lending offers a referral program for investors and industry professionals. Referrals that result in a funded loan may qualify for a referral fee, subject to program terms and applicable regulations.

You can contact us directly to learn more about our referral program and how to participate.

Yes — it’s possible to take out another loan with Low Tide Private Lending while you have an existing loan, but it depends on a few factors:

• Loan performance: Your current loan must be in good standing

• Property and deal evaluation: Each new loan is underwritten independently based on property value, deal structure, and exit strategy

• Overall exposure: We review your total loan portfolio to ensure risk is appropriately managed

You can submit an online application or contact us directly to discuss your options for a new loan.