For many real estate investors, securing financing can feel like a black box. You submit an application, send over documents, and then wait—often wondering what’s happening behind the scenes.
At Low Tide Private Lending, we believe the lending process should be simple, transparent, and built around helping investors move quickly when opportunities arise.
Whether you’re purchasing a fix-and-flip in Charleston, refinancing a rental property in Charlotte, or taking on a renovation project in Augusta, our goal is to make the lending process straightforward from day one.
Here’s a behind-the-scenes look at what happens from the moment you submit a deal to the day we fund your loan.
Step 1: Tell Us About the Deal
Every loan starts with a conversation.
When you submit a deal, we’ll gather some basic information about the opportunity, including:
- Property address
- Purchase price or payoff amount
- Estimated rehab budget
- Scope of work
- Exit strategy
- Borrowing entity information
You don’t need a perfectly packaged file to get started. We understand that investment opportunities move quickly, and our goal is to determine as soon as possible whether a deal is a good fit.
Step 2: Receive a Term Sheet
If the opportunity aligns with our lending guidelines, we’ll issue a term sheet outlining the proposed loan structure.
This typically includes:
- Loan amount
- Interest rate
- Origination points
- Loan term
- Estimated cash to close
The term sheet gives you a clear understanding of how the loan is structured so you can move forward with confidence.
Step 3: Underwriting and Due Diligence
Once the term sheet is signed, our underwriting team gets to work.
This is where we review both the property and the borrower to ensure the project makes sense and is positioned for success.
Depending on the transaction, our review may include:
- Property valuation
- Rehab budget analysis
- Title review
- Insurance verification
- Entity documents
- Borrower experience and investment strategy
Unlike many traditional lenders, we take a common-sense approach to underwriting. Real estate investing isn’t one-size-fits-all, and we understand that every deal has its own story.
Step 4: We Keep the Process Moving
One of the biggest frustrations investors have with financing is a lack of communication.
Our team works hard to eliminate that.
Throughout the process, you’ll know:
- What documents are still needed
- Where your loan stands in underwriting
- Any conditions that need to be addressed
- Your anticipated closing timeline
We believe great lending isn’t just about providing capital—it’s about being a reliable partner throughout the transaction.
Step 5: Closing Coordination
Once underwriting is complete and all conditions have been satisfied, we coordinate with the closing attorney or title company to prepare for funding.
At this stage, we finalize:
- Loan documents
- Insurance requirements
- Funding figures
- Closing statements
- Wiring instructions
Because our decisions are made in-house, we’re often able to move much faster than traditional financing sources. In many cases, we can close in ten business days or less.
Step 6: Funding Day
This is the moment every investor has been working toward.
Once documents have been signed and all closing requirements have been met, we wire the funds and officially close the loan.
Depending on the transaction, funding may include:
- Purchase proceeds
- Payoff amounts
- Cash-out proceeds
- Construction escrow funds
Now it’s time to get to work on the project.
The Relationship Doesn’t End at Closing
A loan closing isn’t the end of the process—it’s often just the beginning.
For rehab projects, our team continues working with borrowers through the draw process to help keep projects moving and timelines on track. We pride ourselves on being responsive and making sure our borrowers have the support they need throughout the life of the loan.
In fact, nearly half of our business comes from repeat borrowers and referrals—a testament to the relationships we’ve built and the experience our borrowers have when working with our team.
It Gets Easier After Your First Deal
One of the biggest advantages of building a relationship with a private lender is that the process becomes even more efficient after your first closing.
Because we’ve already completed much of the borrower due diligence during your initial transaction, repeat borrowers typically don’t have to go through the same pre-approval process again. Instead, we’re able to focus primarily on the property and the specifics of the new deal.
That means:
- Less paperwork
- Faster underwriting
- Quicker approvals
- A more efficient closing process
Many of our repeat borrowers can send over a new opportunity with just a few details and receive feedback quickly, allowing them to move with confidence when a great investment opportunity comes along.
We believe financing should become easier—not harder—as your business grows.
Why Investors Choose Low Tide Private Lending
At Low Tide Private Lending, we understand that real estate investing moves quickly, and financing needs to keep pace.
Our borrowers choose us because we offer:
- Fast, responsive underwriting
- In-house decision making
- Relationship-driven service
- Flexible financing solutions for investors
- A team that understands local real estate markets across North Carolina, South Carolina, and Georgia
From fix-and-flips in Charleston and Columbia to rental property investments in Charlotte, Raleigh, Savannah, and Augusta, we’ve helped investors finance opportunities across some of the fastest-growing markets in the Southeast.
Whether you’re tackling your first investment property or scaling an established portfolio, our goal is to provide a lending experience that is straightforward, transparent, and built around helping you succeed.
Ready to Fund Your Next Deal?
If you’re looking for a lending partner that values speed, communication, and relationships, we’d love the opportunity to work with you. Contact us to learn more.
Low Tide Private Lending provides financing solutions for real estate investors throughout North Carolina, South Carolina, and Georgia, helping borrowers move from term sheet to funding with confidence—and often in ten business days or less.