# Atlanta Fix and Flip Loans: full site content > Hard money, fix and flip and DSCR rental loans for Atlanta and metro Atlanta real estate investors. The Atlanta division of Optimus Capital Corp (https://www.optimuscapitalcorp.com/), a relationship-driven lender for real estate investors founded in 2015. Business-purpose loans on non-owner-occupied investment property only. Phone (954) 598-4564. Email andrew@optimuscapitalcorp.com. Last updated 2026-11-06. --- Source: https://atlantafixandfliploan.com/ Title: Hard Money & Fix and Flip Loans in Atlanta, GA Summary: Hard money and fix and flip loans in Atlanta and metro Atlanta: 90% of purchase, 100% of rehab. DSCR rental loans to 85% LTV with no tax returns. # Hard money and fix and flip loans in Atlanta Atlanta Fix and Flip Loans finances house renovations, single-family rentals, duplexes, build-to-rent homes, small multifamily and new construction across metro Atlanta. Fix and flip loans cover up to 90% of the purchase and 100% of the rehab, and rental loans are approved on the rent, not your tax returns. [Get pre-qualified](https://atlantafixandfliploan.com/get-pre-qualified/) Call (954) 598-4564 The Atlanta division of Optimus Capital Corp. Business-purpose loans on non-owner-occupied investment property only. ## Loan terms at a glance Flip: purchase financed | up to 90% Flip: rehab financed | up to 100% Flip: limit on after-repair value | 70 to 75% Rental purchase | up to 85% LTV Rental cash-out | up to 80% LTV Ground-up construction | up to 90% of cost Minimum credit score | 600 Loan amounts | $75K to $10M+ Top fix and flip leverage is for credit scores of 720 and up, and a flip loan can close in about 7 days. Rental loans are approved on the property’s rent and take about 30 days. Construction at 90% of cost is for experienced builders. Atlanta Fix and Flip Loans is the Atlanta division of Optimus Capital Corp, a nationwide hard money lender that works only with real estate investors. It is run by Andrew Shanti, who has worked in lending and real estate since 2005. We lend only on non-owner-occupied property: flips, rentals and new builds. [Investment property loans in Atlanta](https://atlantafixandfliploan.com/investment-property-loans-atlanta/) [Meet Andrew](https://atlantafixandfliploan.com/about-us/) ## Fix and flip loans built for Atlanta houses Metro Atlanta is full of houses built from the 1910s to the 1970s: Craftsman bungalows in Kirkwood, East Atlanta, West End and Capitol View, postwar brick ranches in East Point, Decatur and Smyrna, and split-levels across DeKalb and Cobb. A dated house with new systems, a new kitchen and a sound crawl space can sell for far more. Our fix and flip loans fund most of the purchase and all of the work. ### Buy and renovate Up to 90% of the purchase price and 100% of the rehab budget at a 720+ credit score, limited to 70 to 75% of the after-repair value. Scores down to 600 qualify at lower leverage. ### Interest only, no penalty Terms of 6 to 24 months with interest-only payments. Pay the loan off the day you sell, with no prepayment penalty. ### Experienced flippers Investors with 5 or more flips in the past 2 years can close without an inspection or appraisal, up to 75% of the after-repair value. Keeping the house instead? When the work is finished, a [DSCR rental loan](https://atlantafixandfliploan.com/dscr-rental-loans/) can replace the flip loan, with a cash-out refinance at up to 80% loan-to-value. [See fix and flip terms](https://atlantafixandfliploan.com/fix-and-flip-loans/) [Get pre-qualified](https://atlantafixandfliploan.com/get-pre-qualified/) ## Everything we finance Every loan is a business-purpose loan secured by investment real estate. Terms run from 6 months to 30 years. Program | Use it for | Top leverage | Approved on [Fix and flip loans](https://atlantafixandfliploan.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value | The deal: price, rehab budget and resale value [DSCR rental loans](https://atlantafixandfliploan.com/dscr-rental-loans/) | Purchase or refinance of single-family rentals, duplexes, townhomes and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance | Whether the rent covers the payment [Ground-up construction loans](https://atlantafixandfliploan.com/new-construction-loans/) | Building a home, a duplex, a build-to-rent home or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value | Budget, finished value and your building record [Mid-rehab loans](https://atlantafixandfliploan.com/hard-money-loan-programs/#mid-rehab) | Completing a renovation or build that has run short of funds | The current as-is value plus the cost to finish | As-is value and remaining scope [Portfolio loans](https://atlantafixandfliploan.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note and one payment | 80% to buy or refinance, 75% on a cash-out | Rent across the whole group [Commercial loans](https://atlantafixandfliploan.com/hard-money-loan-programs/#commercial) | Multifamily, hospitality, office, industrial and retail | Priced per deal | The property and its income Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## From first call to closing - Tell us about the dealAddress, price, the renovation budget or the rent it earns, and whether you plan to sell or hold. A call or the short form is enough. - See your termsWe run the numbers and tell you the leverage and pricing available. As a rule there is nothing to pay upfront. - Appraisal and reviewThe appraisal is ordered and you pay the appraiser directly. Investors with 5 or more flips in the past 2 years can skip the inspection and appraisal on a flip. - Close with your attorneyRental loans take about 30 days, appraisal included. Fix and flip loans average up to 21 days and can close in about 7 days once title and insurance are ready. In Georgia, closings are conducted by a closing attorney. ## What clients say about Andrew Andrew Shanti with Optimus Capital has been exceptional to work with. Over the past several years, I have closed numerous transactions with Andrew on behalf of sophisticated real estate investors, and his performance has been consistently outstanding. [...] Every transaction I have been involved with Andrew at Optimus Capital has closed, including many requiring thoughtful structuring and creative solutions due to their challenging nature. Maria McKee, Premier Sotheby’s International Realty, Google review of Optimus Capital Just completed a rental portfolio refi with Optimus. Andrew and Daisy were amazing to work with and helped me work through every challenge quickly and with clear understanding. Zachary Hagan, Google review of Optimus Capital These reviews were left for Optimus Capital, our parent company, about Andrew Shanti. [Read all of the Optimus Capital reviews on Google](https://www.google.com/maps?cid=16792545801423268972). ## Property and borrowers we work with ### Metro Atlanta investment property - Single-family houses to renovate and resell - Single-family rentals and build-to-rent homes - Duplexes, triplexes and fourplexes - Townhomes and condos, including non-warrantable condos - Small multifamily and apartment buildings - New construction and infill lots ### Commercial property - Multifamily - Hospitality - Professional office - Industrial - Retail shopping centers ### Who can borrow - New investors and seasoned ones - Credit scores of 600 and above - Out-of-state owners and LLCs - Foreign nationals, on rental loans - Investors with any number of existing loans We do not finance a home you will live in. For a primary residence, talk to a conventional mortgage broker. ## Lending across metro Atlanta We finance investment property in the City of Atlanta and across Fulton, DeKalb, Cobb, Gwinnett, Clayton and Henry counties. - [Atlanta, GA](https://atlantafixandfliploan.com/atlanta-ga/) - [Decatur, GA](https://atlantafixandfliploan.com/decatur-ga/) - [East Point, GA](https://atlantafixandfliploan.com/east-point-ga/) - [College Park, GA](https://atlantafixandfliploan.com/college-park-ga/) - [Marietta, GA](https://atlantafixandfliploan.com/marietta-ga/) - [Smyrna, GA](https://atlantafixandfliploan.com/smyrna-ga/) - [Lawrenceville, GA](https://atlantafixandfliploan.com/lawrenceville-ga/) - [Stone Mountain, GA](https://atlantafixandfliploan.com/stone-mountain-ga/) - [All service areas](https://atlantafixandfliploan.com/areas-we-serve/) ## Questions investors ask us ### Who is the best lender for a fix and flip in Atlanta? Look for a lender that funds most of the purchase and all of the renovation, closes quickly, and builds Georgia property taxes, crawl space and termite work, and insurance into the plan. We lend up to 90% of the purchase and 100% of the rehab, and lend only on investment property. [How to choose a lender](https://atlantafixandfliploan.com/investment-property-loans-atlanta/). ### Can I finance an Atlanta house to rent on Airbnb? In the City of Atlanta, renting for less than 30 days needs a short-term rental license, and a license is available only for the owner’s primary residence and one additional unit, so an out-of-town investor generally cannot license a house in the city. Operators must also collect hotel-motel tax. Suburban cities and counties set their own permit rules, and many homeowners associations ban short stays. We underwrite on long-term rent unless the address can legally host short stays. ### Do you check my income? No. A flip or construction loan is approved on the deal, and a rental loan on the rent the property earns. There is no employment or debt-to-income review. ### What credit score do you need? Programs begin at a 600 score. The best fix and flip terms are for scores of 720 and up, and a rental purchase at 600 is limited to 70% loan-to-value. ### Do you lend in the suburbs? Yes. We lend across Fulton, DeKalb, Cobb, Gwinnett, Clayton and Henry counties, including Decatur, East Point, College Park, Marietta, Smyrna, Lawrenceville and Stone Mountain. ### How fast can a loan close? Rental loans take about 30 days, appraisal included. Fix and flip loans average up to 21 days and can close in about 7 days once title and insurance are ready. [See every question](https://atlantafixandfliploan.com/faq/) ## Have a metro Atlanta deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://atlantafixandfliploan.com/get-pre-qualified/) --- Source: https://atlantafixandfliploan.com/investment-property-loans-atlanta/ Title: Investment Property Loans Atlanta GA | Non-Owner-Occupied Summary: Non-owner-occupied property loans in Atlanta and metro Atlanta: fix and flip, DSCR rental and construction financing. No tax returns, from 600 credit. [Home](https://atlantafixandfliploan.com/) / Investment property loans # Investment property loans in Atlanta Financing for non-owner-occupied real estate: houses to renovate and resell, single-family rentals, duplexes, build-to-rent homes, small multifamily and new builds across metro Atlanta. Investment property is the only kind of lending we do. [Get pre-qualified](https://atlantafixandfliploan.com/get-pre-qualified/) Call (954) 598-4564 ## Non-owner-occupied loan terms Fix and flip | 90% purchase, 100% rehab Rental purchase | up to 85% LTV Rental cash-out | up to 80% LTV Ground-up construction | up to 90% of cost Credit scores from | 600 Loan amounts | $75K to $10M+ Top leverage depends on credit, track record and property type. We do not finance a home you will live in. ## What a non-owner-occupied loan is A non-owner-occupied property is one the borrower does not live in: a house bought to renovate and sell, a rental leased by the year, a duplex, or a lot where a house will be built. Lenders treat these as business-purpose loans, and the rules differ from the mortgage on a primary residence. Atlanta Fix and Flip Loans lends only on non-owner-occupied property. We are the Atlanta division of Optimus Capital Corp, a nationwide lender that works only with real estate investors, and the division is run by Andrew Shanti, who has worked in lending and real estate since 2005 as a principal, executive and investor. ## How to choose a lender for an Atlanta investment property The right lender depends on what you plan to do with the property. Three kinds of lender finance investment real estate, and each one approves the loan on something different. Lender type | Approves the loan on | Fits best Bank or conventional mortgage | Your tax returns, employment and debt-to-income ratio | Borrowers with strong documented income and only a few financed properties DSCR lender | Whether the rent covers the payment | Long-term rentals, self-employed investors, LLC borrowers and investors with many loans Hard money or bridge lender | The deal: price, budget and finished value | Fix and flips, build-to-rent, ground-up construction and purchases that have to close quickly We offer the second and third kinds. For a home you will live in, a conventional mortgage broker is the right place to go. ## Questions to ask before you pick a lender Atlanta deals have their own costs and risks. These questions sort out quickly who can close your deal. - Will you fund the whole renovation? We finance up to 100% of the rehab budget at a 720+ score, paid in draws as work is finished. - Do you underwrite property tax correctly? Georgia taxes real estate on 40% of its fair market value, and combined millage rates in Fulton and DeKalb counties often work out to about 1.3% to 1.8% of market value. Investment property gets no homestead exemption and no cap on yearly increases. The county reassesses each year, and a recent sale price usually becomes the new value. Plan on taxes at full market value, not the seller’s bill. - Do you account for crawl spaces, termites and insurance? Many older Atlanta houses sit on crawl spaces over red clay, so moisture, sagging floor framing, wood rot and termites are common findings. Get a full inspection and a termite letter before you set the rehab budget. Hail, wind and falling trees drive insurance costs across metro Atlanta, and older roofs and wiring can limit coverage. Homes along creeks such as Peachtree, Proctor and Nancy creeks can sit in FEMA flood zones. Get insurance quotes before you make an offer. - Do you understand the rental rules? In the City of Atlanta, renting for less than 30 days needs a short-term rental license, and a license is available only for the owner’s primary residence and one additional unit, so an out-of-town investor generally cannot license a house in the city. Operators must also collect hotel-motel tax. Suburban cities and counties set their own permit rules, and many homeowners associations ban short stays. We underwrite on long-term rent unless the address can legally host short stays. - Will you check my personal income? We do not. There are no tax returns and no employment or debt-to-income review. - Can I close in an LLC, and from out of state? Yes. We lend to LLCs and to out-of-state owners, and to foreign nationals on rental loans. - How fast can you close? Rental loans take about 30 days, appraisal included. Fix and flip loans average up to 21 days and can close in about 7 days once title and insurance are ready. ## What we finance in metro Atlanta - [Fix and flip loans](https://atlantafixandfliploan.com/fix-and-flip-loans/): up to 90% of the purchase price and 100% of the rehab at a 720+ credit score. - [DSCR rental loans](https://atlantafixandfliploan.com/dscr-rental-loans/) for single-family rentals, duplexes and townhomes: up to 85% loan-to-value to buy and 80% on a cash-out refinance, fixed for 5 to 30 years. - [Ground-up construction loans](https://atlantafixandfliploan.com/new-construction-loans/): up to 90% of cost for experienced builders, with the lot included. - [Mid-rehab, portfolio and commercial loans](https://atlantafixandfliploan.com/hard-money-loan-programs/) for projects that need capital to finish, groups of rentals, and multifamily or commercial property. For neighborhood notes and local rules, see [Atlanta](https://atlantafixandfliploan.com/atlanta-ga/), [Decatur](https://atlantafixandfliploan.com/decatur-ga/) and our other [market pages](https://atlantafixandfliploan.com/areas-we-serve/). ## Investment property loans: common questions ### Who is the best lender for an investment property in Atlanta? It depends on the deal. For a renovation or a new build, look for a hard money lender that funds most of the purchase and the work and closes quickly. For a rental you will hold, look for a DSCR lender that qualifies the property on its rent and underwrites Georgia property taxes and insurance realistically. Atlanta Fix and Flip Loans does both and lends only on non-owner-occupied property. It is run by Andrew Shanti, who has worked in lending and real estate since 2005. ### What is a non-owner-occupied loan? It is a loan on a property the borrower will not live in, such as a flip, a rental or a new build for sale. It is a business-purpose loan, approved on the property and the deal, and it is not reported on personal credit like a conventional mortgage. ### Can I get an investment property loan without tax returns? Yes. A DSCR rental loan is approved on whether the rent covers the payment, and a construction or fix and flip loan on the deal. We do not verify income or employment. ### How much do I need to put down on an Atlanta rental? As little as 15% with strong credit, since we lend up to 85% loan-to-value on a rental purchase. At a 600 credit score the limit is 70%, so plan on 30%. Also budget for Georgia’s intangible recording tax on a long-term loan and your closing attorney’s fees. ### Do you lend on second homes or primary residences? No. We lend on investment property only, and the property cannot be a home you will live in. For a primary residence, talk to a conventional mortgage broker. ### Do you lend outside Atlanta? Yes. We lend across metro Atlanta, including Decatur, East Point, College Park, Marietta, Smyrna, Lawrenceville and Stone Mountain, and through Optimus Capital Corp in other states. ## Loan programs at a glance Program | Use it for | Top leverage [DSCR rental loans](https://atlantafixandfliploan.com/dscr-rental-loans/) | Purchase or refinance of single-family rentals, duplexes, townhomes and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://atlantafixandfliploan.com/new-construction-loans/) | Building a home, a duplex, a build-to-rent home or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://atlantafixandfliploan.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://atlantafixandfliploan.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Buying an investment property in metro Atlanta? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://atlantafixandfliploan.com/get-pre-qualified/) --- Source: https://atlantafixandfliploan.com/dscr-rental-loans/ Title: DSCR Loans in Atlanta | Rental Loans up to 85% LTV Summary: DSCR loans for Atlanta rentals: up to 85% LTV to buy, 80% cash-out, single-family and duplexes, no tax returns. From 600 credit. About 30 days. [Home](https://atlantafixandfliploan.com/) / [Loan programs](https://atlantafixandfliploan.com/hard-money-loan-programs/) / DSCR rental loans # DSCR loans for Atlanta rental property Long-term financing approved on what the property earns. Single-family rentals, duplexes to fourplexes, townhomes and build-to-rent homes, with no tax returns or employment check. [Get pre-qualified](https://atlantafixandfliploan.com/get-pre-qualified/) Call (954) 598-4564 ## DSCR loan terms To buy | up to 85% LTV Cash-out refinance | up to 80% LTV Credit scores from | 600 Fixed terms | 5 to 30 years Prepayment choices | 3-year, 5-year or none Typical closing | about 30 days At a 600 score the limit is 70% loan-to-value. Stronger credit qualifies for up to 85% on a purchase. ## DSCR in plain terms DSCR is short for debt service coverage ratio. It answers one question: does the rent pay the mortgage? If it does, the loan can be approved without looking at your personal income. DSCR = monthly rent ÷ monthly payment. The payment counts principal, interest, property taxes, insurance and any homeowners association fee. Rent | Payment | DSCR | Reading $2,860 | $2,200 | 1.30 | Income is 30% above the payment $2,200 | $2,200 | 1.00 | Income equals the payment $1,980 | $2,200 | 0.90 | Income is short; expect less leverage or a higher rate Illustrative figures. We prefer a ratio of 1.0 or higher. A strong borrower can qualify under 1.0 with lower leverage, and there is a no-DSCR option up to 75% loan-to-value at a higher rate. ## Why taxes and insurance matter in Georgia - Property tax. Georgia taxes real estate on 40% of its fair market value, and combined millage rates in Fulton and DeKalb counties often work out to about 1.3% to 1.8% of market value. Investment property gets no homestead exemption and no cap on yearly increases. The county reassesses each year, and a recent sale price usually becomes the new value. Plan on taxes at full market value, not the seller’s bill. - Insurance. Hail, wind and falling trees drive insurance costs across metro Atlanta, and older roofs and wiring can limit coverage. Homes along creeks such as Peachtree, Proctor and Nancy creeks can sit in FEMA flood zones. Get insurance quotes before you make an offer. - HOA fees. Many newer subdivisions in Gwinnett, Henry and Cobb counties have association dues, and some limit leasing. Dues count in the payment. Use the tax bill at full market value, not the seller’s capped or homestead figure, and get a real insurance quote before you make an offer. Those two numbers decide whether many Atlanta rentals clear 1.0. ## Which rent counts - Long-term rentals. Year-long leases are the core of the market, with demand from one of the country’s fastest-growing metro areas. We use the lease or the market rent from the appraisal. - Duplexes to fourplexes. Every unit’s rent counts. - Short-term rentals. In the City of Atlanta, renting for less than 30 days needs a short-term rental license, and a license is available only for the owner’s primary residence and one additional unit, so an out-of-town investor generally cannot license a house in the city. Operators must also collect hotel-motel tax. Suburban cities and counties set their own permit rules, and many homeowners associations ban short stays. We underwrite on long-term rent unless the address can legally host short stays. - Rental rules. Georgia law bars cities and counties from adopting rent control, so rents follow the market. Since 2024, the state’s Safe at Home Act requires rentals to be fit for living, caps security deposits at two months’ rent and requires three business days’ written notice before an eviction for nonpayment. ## Loan options - Fixed terms from 5 to 30 years. The 10/1 interest-only and the 30-year fully amortized loan are chosen most often. - Qualifying on the interest-only payment is available. - A 3-year or 5-year prepayment penalty. The 5-year option usually prices about 0.25 to 0.5% lower. No penalty is available at a higher rate. - One property or a whole [portfolio](https://atlantafixandfliploan.com/hard-money-loan-programs/#portfolio). ## Refinancing after a renovation or a build If you renovate or build a property and decide to keep it, a DSCR loan replaces the short-term fix and flip or construction loan with long-term debt. A cash-out refinance at up to 80% loan-to-value can hand back much of the cash you put in. ## Documents we ask for - Loan application - Signed purchase contract, or your original settlement statement for a refinance - The lease, or market rent from the appraisal - Two months of bank statements - Insurance and title contacts, and someone to let the appraiser in - For a property in an association: the HOA dues and any special assessments - For an LLC: articles of organization, EIN letter and operating agreement The full list is in our [hard money loan document checklist](https://atlantafixandfliploan.com/hard-money-loans-document-list/). ## DSCR loans: common questions ### What DSCR do you require? We prefer 1.0 or higher, which means the rent covers the full payment. Strong borrowers can qualify below 1.0 with lower leverage, and a no-DSCR program is available up to 75% loan-to-value at a higher rate. ### Can I qualify with Airbnb income in Atlanta? Usually we underwrite on long-term rent, because the City of Atlanta licenses short-term rentals only for an owner’s primary residence and one more unit, and many suburbs and HOAs restrict them. Ask us about a specific address. ### Why did my DSCR come in lower than I expected? Most often it is property tax or insurance. A new owner is usually taxed on the purchase price without a homestead exemption, and older roofs and wiring raise premiums. ### Can I do a cash-out refinance on a Georgia rental? Yes, up to 80% loan-to-value once the property is finished and rented. ### What credit score is needed for a DSCR loan? The minimum is 600, at up to 70% loan-to-value. Higher scores qualify for up to 85% of the purchase price. ### Do you look at my tax returns or job? No. A DSCR loan is approved on the property’s rental income. There is no employment, tax return or debt-to-income review. ### Does the loan appear on my personal credit? No. These are business-purpose loans and are not reported on your personal credit like a conventional mortgage. There is no cap on how many properties we will finance for you. ## Buying or refinancing an Atlanta rental? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://atlantafixandfliploan.com/get-pre-qualified/) --- Source: https://atlantafixandfliploan.com/new-construction-loans/ Title: Construction Loans in Atlanta | Up to 90% of Cost Summary: Construction loans in Atlanta and metro Atlanta for new homes, build-to-rent and infill. Up to 90% of cost, lot included, first-time builders welcome. [Home](https://atlantafixandfliploan.com/) / [Loan programs](https://atlantafixandfliploan.com/hard-money-loan-programs/) / Construction loans # Ground-up construction loans in Atlanta Financing to build from the ground up, lot included: new homes, build-to-rent houses, duplexes, infill rebuilds and small apartment buildings. Experienced builders can borrow up to 90% of the total project cost. [Get pre-qualified](https://atlantafixandfliploan.com/get-pre-qualified/) Call (954) 598-4564 ## Construction loan terms Experienced builders | up to 90% of cost Standard | up to 85% of cost Limit on finished value | 70 to 75% Lot cost financed | up to 70% First-time builders | programs available Smallest loan | $75,000 Builders with fewer recent projects, and smaller markets, are usually limited to 80% of cost. ## Two limits decide the loan Loan-to-cost measures the loan against what you spend on the lot and the build. Loan-to-value measures it against what the finished property will be worth. A construction loan has to fit inside both. - The lot: up to 70% of what you paid can be financed. - The whole project: normally up to 85% of cost. - Experienced builders in major markets: up to 90% of cost. - Less active builders and smaller markets: usually up to 80% of cost. - Always: no more than 70 to 75% of the finished value. ### Example Infill lot | $120,000 Construction budget | $380,000 Total cost | $500,000 Finished value | $720,000 85% of cost | $425,000 90% of cost, experienced builder | $450,000 75% of finished value, the ceiling | $540,000 For illustration only. Both loan amounts sit under the $540,000 ceiling. ## Who qualifies Your record sets your leverage. Builders with completed projects get the most. First-time builders are not shut out: we have programs for them too. ## Building in Atlanta - Trees. Atlanta’s tree protection ordinance requires a permit to remove most trees on private property, with replanting or fees to the city’s tree fund for trees you take down. On a new build or a large addition, price the tree plan into the budget and the schedule. - City permits. The City of Atlanta and each suburban city and county run their own permit and inspection offices, and review times vary. Plan the schedule, and the loan term, around a realistic permit date. - Zoning. Confirm what the lot allows before you design. Some lots near the BeltLine and in older city neighborhoods allow duplexes, townhomes or an accessory unit, while many suburban lots are single-family only. - Stormwater. New houses and large additions in the City of Atlanta can trigger stormwater requirements. Ask early and budget for the engineering and the work. - Build-to-rent. New houses built to hold as rentals are common in the suburbs, especially in Henry, Gwinnett and Paulding counties. When the house is finished and leased, a DSCR loan can take out the construction loan. - Historic districts. Atlanta has historic and landmark districts including Inman Park, Grant Park, Cabbagetown, West End and Adair Park. Exterior work, additions and demolitions in those districts need approval from the Atlanta Urban Design Commission as well as a building permit. ## From construction loan to rental loan Many investors build to keep. When the property is finished and leased, a [DSCR rental loan](https://atlantafixandfliploan.com/dscr-rental-loans/) pays off the construction loan and replaces it with long-term debt. ## Finishing a stalled build A construction completion loan lends against the project as it stands today and adds what is needed to finish it. ## Documents we ask for - Loan application and personal financial statement - A line-item construction budget with a clear scope of work. Draws are paid against it - Plans, drawings, soil report if you have one, and permit status - Your general contractor’s details, insurance and recent completed projects - Your own projects from the last 2 years, with settlement statements - Two months of bank statements showing reserves - Insurance and title contacts The full list is in our [hard money loan document checklist](https://atlantafixandfliploan.com/hard-money-loans-document-list/). ## Construction loans: common questions ### How much of a new build will you finance in Atlanta? Normally up to 85% of the total project cost, and up to 90% for experienced builders in major markets. The loan must also stay within 70 to 75% of the finished value. ### Is the lot included? Yes. Up to 70% of the lot cost can be financed, as long as the total loan stays inside the loan-to-cost limit. ### Do you finance build-to-rent homes? Yes. Build with a construction loan, then refinance into a DSCR rental loan once the home is leased. ### Will you lend to someone building for the first time? Yes, we have first-time builder programs. Leverage rises with a record of completed projects. ### Can you fund a build that has stopped part-way? Yes. A construction completion loan is based on the current as-is value plus the cost to finish. ## Have a lot and a set of plans? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://atlantafixandfliploan.com/get-pre-qualified/) --- Source: https://atlantafixandfliploan.com/fix-and-flip-loans/ Title: Fix and Flip Loans in Atlanta | 90% of Purchase + 100% Rehab Summary: Fix and flip loans in Atlanta and metro Atlanta: up to 90% of purchase and 100% of rehab, interest only, no prepayment penalty. Closes in about 7 days. [Home](https://atlantafixandfliploan.com/) / [Loan programs](https://atlantafixandfliploan.com/hard-money-loan-programs/) / Fix and flip loans # Fix and flip loans in Atlanta Bridge financing for investors who buy, renovate and resell in Atlanta and across metro Atlanta. One loan covers up to 90% of the purchase and the entire rehab budget. [Get pre-qualified](https://atlantafixandfliploan.com/get-pre-qualified/) Call (954) 598-4564 ## Fix and flip loan terms Purchase financed | up to 90% Rehab financed | up to 100% Cap on after-repair value | 70 to 75% Credit scores from | 600 Term | 6 to 24 months Payments | interest only Average closing | 21 days or less The 90% and 100% figures apply at a 720+ credit score. Below that, leverage and pricing adjust down to a 600 minimum. ## How the loan amount is worked out The loan is built from two numbers. The first is a share of what you pay for the property. The second is your renovation budget, which is held back and paid out in draws as each stage of work is finished. The two together are limited to 70 to 75% of the after-repair value (ARV): the price the property should bring once the work is complete. ### Example You buy the house for | $260,000 Your rehab budget is | $85,000 Expected resale value (ARV) | $470,000 90% of the purchase | $234,000 100% of the rehab | $85,000 Loan amount | $319,000 75% of ARV, the ceiling | $352,500 Down payment, before closing costs | $26,000 For illustration only. $319,000 is below the $352,500 ceiling, so the whole loan is available. ## How experience and credit change the terms - First deal? You can still qualify. A new investor with a 720+ score is eligible for the full 90% and 100%. - Five or more flips in the past two years? You can close with no inspection and no appraisal, up to 75% of ARV. - Score under 720? Programs run down to 600, with less leverage. Experience is counted as properties you bought and sold in the past 24 months that were acquired within the past 36 months. ## Built around a resale - Interest-only payments while you renovate - 6 to 24 month terms - No prepayment penalty: pay off the day you sell - No income or job verification ## When a project stalls: mid-rehab loans If a renovation is under way and the money has run out, a mid-rehab loan lends on the property as it stands today and adds the funds to finish. ## What an Atlanta flip involves - Crawl spaces and termites. Many older Atlanta houses sit on crawl spaces over red clay, so moisture, sagging floor framing, wood rot and termites are common findings. Get a full inspection and a termite letter before you set the rehab budget. - Roofs and insurance. Hail, wind and falling trees drive insurance costs across metro Atlanta, and older roofs and wiring can limit coverage. Homes along creeks such as Peachtree, Proctor and Nancy creeks can sit in FEMA flood zones. Get insurance quotes before you make an offer. - Property tax while you hold. Georgia taxes real estate on 40% of its fair market value, and combined millage rates in Fulton and DeKalb counties often work out to about 1.3% to 1.8% of market value. Investment property gets no homestead exemption and no cap on yearly increases. The county reassesses each year, and a recent sale price usually becomes the new value. Plan on taxes at full market value, not the seller’s bill. - Closing taxes. Georgia’s transfer tax is $1 per $1,000 of price, customarily paid by the seller. A long-term mortgage note adds intangible recording tax of $1.50 per $500 of the loan, up to $25,000, while short-term notes such as most flip loans are generally exempt. Georgia closings are conducted by a closing attorney, who also handles the title work. - Trees. Atlanta’s tree protection ordinance requires a permit to remove most trees on private property, with replanting or fees to the city’s tree fund for trees you take down. On a new build or a large addition, price the tree plan into the budget and the schedule. - Permits and historic districts. Each city and county runs its own permit office. Atlanta has historic and landmark districts including Inman Park, Grant Park, Cabbagetown, West End and Adair Park. Exterior work, additions and demolitions in those districts need approval from the Atlanta Urban Design Commission as well as a building permit. - Where the deals are. Kirkwood, East Lake, Edgewood and East Atlanta on the east side; West End, Adair Park, Capitol View and Pittsburgh near the BeltLine’s Westside and Southside trails; English Avenue, Grove Park and Riverside to the west; and older neighborhoods in East Point, College Park, Decatur and Stone Mountain. ## Documents we ask for - Loan application - Signed purchase contract, or the settlement statement from your purchase if you are refinancing - A rehab budget broken into line items with a clear scope of work - Contact details for your insurance agent and title company - For an LLC: articles of organization, EIN letter and operating agreement - For experienced investors: your projects from the last 3 years with settlement statements The full list is in our [hard money loan document checklist](https://atlantafixandfliploan.com/hard-money-loans-document-list/). ## Fix and flip loans: common questions ### How much of a fix and flip will you finance in Atlanta? As much as 90% of the purchase price and 100% of the renovation budget, provided the total loan is no more than 70 to 75% of the after-repair value. Those figures apply to borrowers with a credit score of 720 or higher. ### How quickly can a fix and flip loan close in Georgia? The average is up to 21 days. Once title work and insurance are ready, a loan can close in about 7 days with your closing attorney. ### Do I need flipping experience? No. First-time investors can qualify. Investors who have completed 5 or more flips in the past 2 years get a shorter process with no inspection or appraisal. ### What closing taxes apply in Georgia? Georgia’s transfer tax is $1 per $1,000 of price, customarily paid by the seller. A long-term mortgage note adds intangible recording tax of $1.50 per $500 of the loan, up to $25,000, while short-term notes such as most flip loans are generally exempt. Georgia closings are conducted by a closing attorney, who also handles the title work. ### Should I budget for crawl space and termite work? Often, yes, especially on older houses. Moisture, wood rot and termite damage are common under Atlanta houses, so get a full inspection and a termite letter before you set the rehab budget. ### Can I renovate a house and keep it as a rental instead of selling? Yes. When the work is done, a DSCR rental loan can replace the fix and flip loan, with a cash-out refinance at up to 80% loan-to-value. ### Can I use a fix and flip loan on a house I will live in? No. We lend on investment property only. ## Under contract on a flip? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://atlantafixandfliploan.com/get-pre-qualified/) --- Source: https://atlantafixandfliploan.com/hard-money-loan-programs/ Title: Hard Money Loan Programs in Atlanta | Flip, DSCR, Build Summary: Compare six loan programs for Atlanta investors: fix and flip, DSCR rental loans, ground-up construction, mid-rehab, portfolio and commercial. [Home](https://atlantafixandfliploan.com/) / Loan programs # Hard money loan programs for Atlanta investors Six loan types for investment real estate in Atlanta and across metro Atlanta: short-term fix and flip and construction loans, DSCR rental loans with terms up to 30 years, and mid-rehab, portfolio and commercial loans. ## Compare the programs Program | Use it for | Top leverage | Approved on [Fix and flip loans](https://atlantafixandfliploan.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value | The deal: price, rehab budget and resale value [DSCR rental loans](https://atlantafixandfliploan.com/dscr-rental-loans/) | Purchase or refinance of single-family rentals, duplexes, townhomes and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance | Whether the rent covers the payment [Ground-up construction loans](https://atlantafixandfliploan.com/new-construction-loans/) | Building a home, a duplex, a build-to-rent home or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value | Budget, finished value and your building record [Mid-rehab loans](https://atlantafixandfliploan.com/hard-money-loan-programs/#mid-rehab) | Completing a renovation or build that has run short of funds | The current as-is value plus the cost to finish | As-is value and remaining scope [Portfolio loans](https://atlantafixandfliploan.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note and one payment | 80% to buy or refinance, 75% on a cash-out | Rent across the whole group [Commercial loans](https://atlantafixandfliploan.com/hard-money-loan-programs/#commercial) | Multifamily, hospitality, office, industrial and retail | Priced per deal | The property and its income Actual leverage depends on credit, track record, property type and location. Loan sizes run from $75,000 to more than $10 million. ## Fix and flip loans Interest-only bridge loans for buying and renovating a property to sell. At a 720+ credit score we finance up to 90% of the price and all of the rehab, within 70 to 75% of the after-repair value. Investors with 5 or more flips in the past 2 years close without an inspection or appraisal. Scores down to 600 qualify at lower leverage. [More on fix and flip loans](https://atlantafixandfliploan.com/fix-and-flip-loans/) ## DSCR rental loans Fixed-rate loans for rental property, approved on the debt service coverage ratio and not on your own income. We lend up to 85% loan-to-value on a purchase and 80% on a cash-out refinance, on single-family rentals, duplexes to fourplexes, townhomes, condos and property owned by foreign nationals. [More on DSCR rental loans](https://atlantafixandfliploan.com/dscr-rental-loans/) ## Ground-up construction loans Financing to build at up to 90% of cost for experienced builders, inside 70 to 75% of the finished value, with up to 70% of the lot cost included. That covers new homes, build-to-rent houses, duplexes, tear-down rebuilds and small apartment buildings. First-time builder programs are available. [More on construction loans](https://atlantafixandfliploan.com/new-construction-loans/) ## Mid-rehab and completion loans Capital to finish a renovation or a build that has already started. The loan is sized on the new as-is value plus the remaining cost. Projects that ran over budget after crawl space or framing work, or stalled waiting on a permit, are a common fit. ## Portfolio loans One loan across several rentals. Leverage follows the single-property rental terms: up to 80% loan-to-value to purchase or refinance, and up to 75% for a cash-out. - A single closing and a single monthly payment, which trims title and closing costs - A 120% partial release, so one property can be sold or refinanced out of the group later - Many investors divide a portfolio into holds and sales and finance each group separately ## Commercial loans Multifamily, hospitality, professional office, industrial and retail shopping centers. Every commercial loan is priced on its own facts. Larger commercial loans can involve upfront costs, and we spell those out before you commit. ## True of every program - For investment property. We do not finance a home you will live in - No employment or debt-to-income review - As a rule, nothing to pay upfront apart from the appraisal, which goes to the appraiser - Not reported on your personal credit, and no cap on the number of loans - Terms from 6 months to 30 years ## Not sure which loan fits? Describe the property and what you want to do with it. We will point you to the right program and quote the leverage and pricing. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://atlantafixandfliploan.com/get-pre-qualified/) --- Source: https://atlantafixandfliploan.com/about-us/ Title: About Atlanta Fix and Flip Loans | Andrew Shanti Summary: Atlanta Fix and Flip Loans is the Atlanta division of Optimus Capital Corp, run by Andrew Shanti, in lending and real estate since 2005. [Home](https://atlantafixandfliploan.com/) / About # About Atlanta Fix and Flip Loans The Atlanta division of Optimus Capital Corp, a relationship-driven hard money lender that works only with real estate investors. ## Who we are Atlanta Fix and Flip Loans lends to real estate investors across metro Atlanta, from Kirkwood, West End and Grove Park to Decatur, East Point, Marietta, Smyrna and Lawrenceville. We are part of Optimus Capital Corp, a nationwide hard money lender, which gives Atlanta investors a lender that knows the local market and has the lending capacity of a national company. We finance fix and flips, single-family rentals, duplexes, build-to-rent homes, small multifamily, new construction, rental portfolios and commercial property. We do not finance homes that the borrower will live in. ## How we work Lending here is built on relationships. You get a clear answer on what a deal qualifies for, a loan that is pre-underwritten in-house so it funds right the first time, and a second set of eyes on your numbers before you commit to them. - Fix and flip loans average up to 21 days and can close in about 7 days once title and insurance are ready - Rental loans close in about 30 days, appraisal included - We go through the price, the budget or income, and the exit with you - No limit on how many loans one investor can hold with us ## About Optimus Capital Corp Our parent company, [Optimus Capital Corp](https://www.optimuscapitalcorp.com/), is a best-in-class, relationship-driven lender that works exclusively with real estate investors. Optimus Capital was founded in 2015 and is one of the only hard money lenders in the country that maintains a 5-star review rating. Our business model is based on the Golden Rule: do right by others over the long term. We want to knock it out of the park for you. We are a lender that has your back, with the right capital in place to get your loan over the finish line. Learn more about our parent company at [optimuscapitalcorp.com](https://www.optimuscapitalcorp.com/). ## Our other markets Optimus Capital Corp also lends through local sites in other markets. If you invest outside this area, these cover the same loan programs: - [Hilton Head Hard Money Loans](https://hiltonheadhardmoney.com/): DSCR, vacation rental and construction loans on Hilton Head Island and in Bluffton and Beaufort, South Carolina - [Charleston Hard Money Loans](https://charlestonhardmoneyloans.com/): DSCR, fix and flip and construction loans in Charleston and across South Carolina - [Gatlinburg Hard Money Loans](https://gatlinburghardmoneyloans.com/): DSCR and construction loans for rental cabins in Gatlinburg, Pigeon Forge and Sevierville, Tennessee - [Boston Fix and Flip Loans](https://bostonfixandfliploans.com/): fix and flip and rental loans in Boston and across Massachusetts - [Seattle Fix and Flip Loans](https://seattlefixandfliploans.com/): fix and flip and rental loans in Seattle and across Washington state - [Honolulu Fix and Flip Loans](https://honolulufixandfliploans.com/): fix and flip and rental loans in Honolulu and across Oahu - [Washington DC Fix and Flip Loans](https://washingtondcfixandfliploans.com/): fix and flip and rental loans in Washington, DC and the Maryland and Virginia suburbs - [New York Fix and Flip Loans](https://newyorkfixandfliploans.com/): fix and flip and rental loans in New York City, Long Island and Westchester - [Dallas Fix and Flip Loans](https://dallasfixandfliploans.com/): fix and flip, rental and build-to-rent loans in Dallas, Fort Worth and North Texas - [Miami Fix and Flip Loans](https://miamifixandfliploans.com/): fix and flip, rental and condo loans in Miami, Fort Lauderdale and South Florida - [Houston Fix and Flip Loans](https://houstonfixandfliploans.com/): fix and flip, rental and construction loans in Houston and Greater Houston ## Your lender ### Andrew Shanti Senior Vice President Andrew has worked in lending and real estate since 2005 as a principal, executive and investor, across residential and commercial property. His background includes off-market commercial real estate, where he has facilitated more than $25 billion in offers for clients that include high net worth individuals and hedge funds. Away from work, Andrew hangs out with his Rhodesian Ridgeback, Harley, and his Goldendoodle, Brodie, and spends time with his wife and their four cats, two guinea pigs and two rabbits. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [LinkedIn](https://www.linkedin.com/in/andrew-shanti-6a07631a/) ## What clients say about Andrew Andrew Shanti with Optimus Capital has been exceptional to work with. Over the past several years, I have closed numerous transactions with Andrew on behalf of sophisticated real estate investors, and his performance has been consistently outstanding. [...] Every transaction I have been involved with Andrew at Optimus Capital has closed, including many requiring thoughtful structuring and creative solutions due to their challenging nature. Maria McKee, Premier Sotheby’s International Realty, Google review of Optimus Capital Just completed a rental portfolio refi with Optimus. Andrew and Daisy were amazing to work with and helped me work through every challenge quickly and with clear understanding. Zachary Hagan, Google review of Optimus Capital These reviews were left for Optimus Capital, our parent company, about Andrew Shanti. [Read all of the Optimus Capital reviews on Google](https://www.google.com/maps?cid=16792545801423268972). ## Loan programs Program | Use it for | Top leverage [DSCR rental loans](https://atlantafixandfliploan.com/dscr-rental-loans/) | Purchase or refinance of single-family rentals, duplexes, townhomes and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://atlantafixandfliploan.com/new-construction-loans/) | Building a home, a duplex, a build-to-rent home or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://atlantafixandfliploan.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://atlantafixandfliploan.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Talk to Andrew about your deal Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://atlantafixandfliploan.com/get-pre-qualified/) --- Source: https://atlantafixandfliploan.com/faq/ Title: Hard Money & Fix and Flip Loan FAQ for Atlanta Investors Summary: Answers on hard money, fix and flip and DSCR loans in Atlanta: credit scores, Georgia property tax, short-term rental rules and closing times. [Home](https://atlantafixandfliploan.com/) / FAQ # Hard money, fix and flip and DSCR loans in Atlanta: your questions answered How investment property lending works in Atlanta and metro Atlanta: what we finance, what it costs to start, credit, rentals, local rules, timing and loan size. ## Getting started ### What is a hard money loan? It is a mortgage on an investment property that is funded by private institutional investors, not a bank. The decision is based on the property and the deal: its value after renovation or construction, or whether its rent covers the payment. Your job history and debt-to-income ratio are not reviewed. ### Who is Atlanta Fix and Flip Loans? Atlanta Fix and Flip Loans is the Atlanta division of Optimus Capital Corp, a nationwide hard money lender that works only with real estate investors. It is run by Andrew Shanti, Senior Vice President, who has worked in lending and real estate since 2005. ### Where do you lend? Across metro Atlanta: Atlanta, Decatur, East Point, College Park, Marietta, Smyrna, Lawrenceville, Stone Mountain and the cities around them in Fulton, DeKalb, Cobb, Gwinnett, Clayton and Henry counties. Through Optimus Capital Corp we also lend in other states. ### What loans do you offer? Fix and flip loans, DSCR loans for rental property, ground-up construction loans, mid-rehab and completion loans, rental portfolio loans, and commercial loans on multifamily, hospitality, office, industrial and retail property. ### Who is the best lender for a fix and flip in Atlanta? Choose a lender that funds most of the purchase and all of the renovation, pays draws promptly, and underwrites crawl space and termite work, insurance and Georgia property taxes realistically. We lend up to 90% of the purchase and 100% of the rehab on terms of 6 to 24 months. See [investment property loans in Atlanta](https://atlantafixandfliploan.com/investment-property-loans-atlanta/). ### What does non-owner-occupied mean? It means the borrower will not live in the property. Flips, rentals and new builds for sale are non-owner-occupied, and they are financed with business-purpose loans. Every loan we make is on non-owner-occupied property. ### Will you finance a home I plan to live in? No. We lend on investment property only. The exception is commercial property occupied by the owner’s business. For a primary residence, a conventional NMLS-licensed mortgage broker is the right place to go. ## Cost, credit and qualifying ### Do I pay anything upfront? As a rule, no, except on large commercial loans. The one cost before closing on most loans is the appraisal, which you pay to the appraisal company. ### What credit score do I need? Programs begin at a 600 score. Fix and flip loans start at 600 with reduced leverage, while the best terms, 90% of purchase and 100% of rehab, are for scores of 720 or higher. Rental loans are available at 600 with up to 70% loan-to-value. ### Do you verify income or employment? No. We look at three things: enough cash to buy and carry the property, a property that can cover its payment now or once the work is finished, and a credit record that shows debts are paid on time. ### Will the loan show on my credit report? No. These are business-purpose loans and are not reported on personal credit like a conventional mortgage. ### How many loans can I have with you? As many as your deals support. There is no limit on the number of properties we will finance for one investor. ### Can my LLC be the borrower? Yes. We will need the articles of organization, the IRS EIN letter, a signed operating agreement showing each member’s share and, if the LLC is over a year old, a certificate of existence from the Georgia Secretary of State. ### What closing costs are specific to Georgia? Georgia’s transfer tax is $1 per $1,000 of price, customarily paid by the seller. A long-term mortgage note adds intangible recording tax of $1.50 per $500 of the loan, up to $25,000, while short-term notes such as most flip loans are generally exempt. Georgia closings are conducted by a closing attorney, who also handles the title work. ## Georgia rentals and local rules ### What is a DSCR loan? A DSCR loan is approved on the debt service coverage ratio: the rent divided by the full monthly payment. We prefer 1.0 or higher. Strong borrowers can qualify below 1.0 with lower leverage, and a no-DSCR program exists at a higher rate. ### Can an investor run a short-term rental in Atlanta? In the City of Atlanta, renting for less than 30 days needs a short-term rental license, and a license is available only for the owner’s primary residence and one additional unit, so an out-of-town investor generally cannot license a house in the city. Operators must also collect hotel-motel tax. Suburban cities and counties set their own permit rules, and many homeowners associations ban short stays. We underwrite on long-term rent unless the address can legally host short stays. ### How are investment properties taxed in Georgia? Georgia taxes real estate on 40% of its fair market value, and combined millage rates in Fulton and DeKalb counties often work out to about 1.3% to 1.8% of market value. Investment property gets no homestead exemption and no cap on yearly increases. The county reassesses each year, and a recent sale price usually becomes the new value. Plan on taxes at full market value, not the seller’s bill. ### Is there rent control in Atlanta? Georgia law bars cities and counties from adopting rent control, so rents follow the market. Since 2024, the state’s Safe at Home Act requires rentals to be fit for living, caps security deposits at two months’ rent and requires three business days’ written notice before an eviction for nonpayment. ### Do I need a permit to remove trees on an Atlanta lot? Atlanta’s tree protection ordinance requires a permit to remove most trees on private property, with replanting or fees to the city’s tree fund for trees you take down. On a new build or a large addition, price the tree plan into the budget and the schedule. ### What should I check under an older Atlanta house? Many older Atlanta houses sit on crawl spaces over red clay, so moisture, sagging floor framing, wood rot and termites are common findings. Get a full inspection and a termite letter before you set the rehab budget. ### Do you lend to foreign nationals? Yes, through our rental loan programs. ## Timing and loan size ### How quickly can you close? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. ### Who handles the closing? In Georgia, a closing attorney conducts the closing and handles the title work. Have yours chosen when you apply. ### What are the smallest and largest loans? The minimum is $75,000. The maximum is more than $10 million. ### How long are the terms? From 6 months to 30 years. Fix and flip loans are 6 to 24 months with interest-only payments. Rental loans are fixed for 5 to 30 years. ### Are there prepayment penalties? Not on fix and flip loans. Rental loans come with a 3-year or 5-year prepayment penalty, the 5-year usually priced about 0.25 to 0.5% lower, or with no penalty at a higher rate. Something we did not cover? Call (954) 598-4564 or email andrew@optimuscapitalcorp.com. ## Have a metro Atlanta deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://atlantafixandfliploan.com/get-pre-qualified/) --- Source: https://atlantafixandfliploan.com/contact/ Title: Contact Us | Atlanta Fix and Flip Loans Summary: Call (954) 598-4564 or get pre-qualified online. Tell us the property and your plan and we will reply with leverage and pricing. No obligation. [Home](https://atlantafixandfliploan.com/) / Contact # Tell us about your deal Share the property and your plan, and we will come back with leverage and pricing. There is no obligation. ## Reach us directly - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://atlantafixandfliploan.com/get-pre-qualified/) ## Useful to have ready - Property address and type, and whether it is tenant-occupied - Purchase price, or today’s value if you are refinancing - Rehab or construction budget, if there is one - The lease or projected rent, for a rental - A rough credit score and how many deals you have done ## After you send the form - You receive an email confirming your details reached us. - We follow up with a text message. - Andrew or a member of the Optimus Capital team calls to talk through your scenario. We lend on investment property in Atlanta and metro Atlanta. We do not finance homes the borrower will live in. ## Deal form By sending the form you agree to be contacted about your request. See the [privacy policy](https://optimuscapitalcorp.com/privacy-policy). --- Source: https://atlantafixandfliploan.com/areas-we-serve/ Title: Areas We Serve | Atlanta & Metro Atlanta Summary: Hard money, fix and flip and DSCR loans in Atlanta, Decatur, East Point, College Park, Marietta, Smyrna, Lawrenceville and Stone Mountain. [Home](https://atlantafixandfliploan.com/) / Areas we serve # Where we lend: Atlanta and metro Atlanta The City of Atlanta and the surrounding cities of Fulton, DeKalb, Cobb, Gwinnett, Clayton and Henry counties. ## Local guides Market | County | What investors buy there [Atlanta](https://atlantafixandfliploan.com/atlanta-ga/) | Fulton, DeKalb | Bungalows to renovate, rentals near the BeltLine, infill new construction [Decatur](https://atlantafixandfliploan.com/decatur-ga/) | DeKalb | Higher-priced bungalows and ranches to renovate or rebuild [East Point](https://atlantafixandfliploan.com/east-point-ga/) | Fulton | Brick ranches and bungalows to renovate, long-term rentals [College Park](https://atlantafixandfliploan.com/college-park-ga/) | Fulton, Clayton | Historic homes to renovate, rentals near the airport [Marietta](https://atlantafixandfliploan.com/marietta-ga/) | Cobb | Older homes near the Square, suburban rentals [Smyrna](https://atlantafixandfliploan.com/smyrna-ga/) | Cobb | Postwar ranches to update or rebuild, townhomes [Lawrenceville](https://atlantafixandfliploan.com/lawrenceville-ga/) | Gwinnett | Suburban rentals, build-to-rent and townhomes [Stone Mountain](https://atlantafixandfliploan.com/stone-mountain-ga/) | DeKalb, Gwinnett | Lower-priced houses to renovate and rent ## Anywhere in metro Atlanta You do not need to be in one of those markets. We lend across Fulton, DeKalb, Cobb, Gwinnett, Clayton and Henry counties and the surrounding area, and through Optimus Capital Corp we also finance property in other states. ## What to know about lending here - Property tax. Georgia taxes real estate on 40% of its fair market value, and combined millage rates in Fulton and DeKalb counties often work out to about 1.3% to 1.8% of market value. Investment property gets no homestead exemption and no cap on yearly increases. The county reassesses each year, and a recent sale price usually becomes the new value. Plan on taxes at full market value, not the seller’s bill. - Closing taxes. Georgia’s transfer tax is $1 per $1,000 of price, customarily paid by the seller. A long-term mortgage note adds intangible recording tax of $1.50 per $500 of the loan, up to $25,000, while short-term notes such as most flip loans are generally exempt. Georgia closings are conducted by a closing attorney, who also handles the title work. - Crawl spaces and termites. Many older Atlanta houses sit on crawl spaces over red clay, so moisture, sagging floor framing, wood rot and termites are common findings. Get a full inspection and a termite letter before you set the rehab budget. - Insurance. Hail, wind and falling trees drive insurance costs across metro Atlanta, and older roofs and wiring can limit coverage. Homes along creeks such as Peachtree, Proctor and Nancy creeks can sit in FEMA flood zones. Get insurance quotes before you make an offer. - Trees. Atlanta’s tree protection ordinance requires a permit to remove most trees on private property, with replanting or fees to the city’s tree fund for trees you take down. On a new build or a large addition, price the tree plan into the budget and the schedule. - Short-term rentals. In the City of Atlanta, renting for less than 30 days needs a short-term rental license, and a license is available only for the owner’s primary residence and one additional unit, so an out-of-town investor generally cannot license a house in the city. Operators must also collect hotel-motel tax. Suburban cities and counties set their own permit rules, and many homeowners associations ban short stays. We underwrite on long-term rent unless the address can legally host short stays. - Rental rules. Georgia law bars cities and counties from adopting rent control, so rents follow the market. Since 2024, the state’s Safe at Home Act requires rentals to be fit for living, caps security deposits at two months’ rent and requires three business days’ written notice before an eviction for nonpayment. ## Loan programs available everywhere we lend Program | Use it for | Top leverage [DSCR rental loans](https://atlantafixandfliploan.com/dscr-rental-loans/) | Purchase or refinance of single-family rentals, duplexes, townhomes and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://atlantafixandfliploan.com/new-construction-loans/) | Building a home, a duplex, a build-to-rent home or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://atlantafixandfliploan.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://atlantafixandfliploan.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Have a metro Atlanta deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://atlantafixandfliploan.com/get-pre-qualified/) --- Source: https://atlantafixandfliploan.com/get-pre-qualified/ Title: Get Pre-Qualified | Atlanta Fix and Flip Loans Summary: Get pre-qualified for a fix and flip, DSCR rental or construction loan on your metro Atlanta investment property. No cost, no obligation. [Home](https://atlantafixandfliploan.com/) / Get pre-qualified # Get pre-qualified Tell us about the property and your plan. Andrew Shanti will review it and come back to you with the leverage and pricing your deal qualifies for. There is no cost and no obligation. Full name (required) Email (required) Phone (required) Loan type (required)Select oneFix and flipDSCR rental loan: purchaseDSCR rental loan: cash-out refinanceGround-up constructionPortfolio or commercialNot sure yet Property city Purchase price or current value Estimated credit scoreSelect one720 or higher680 to 719640 to 679600 to 639Below 600Not sure Investment deals in the last 2 yearsSelect oneNone yet1 to 23 to 45 or more Anything else we should know? Get pre-qualified ## Thank you. Your request is in. Andrew will review your deal and get back to you with the leverage and pricing it qualifies for. For anything urgent, call (954) 598-4564. ## What happens next - Your details go straight to Andrew. - He reviews the deal and runs the numbers. - You hear back with the leverage and pricing available, and the next steps. ## Prefer to talk? - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com We lend on non-owner-occupied investment property in Atlanta and metro Atlanta. We do not finance homes the borrower will live in. --- Source: https://atlantafixandfliploan.com/atlanta-ga/ Title: Atlanta, GA Hard Money & Fix and Flip Loans Summary: Fix and flip, DSCR rental and construction loans for Atlanta, GA investors. 90% of purchase and 100% of rehab on flips, up to 85% LTV on rentals. [Home](https://atlantafixandfliploan.com/) / [Areas we serve](https://atlantafixandfliploan.com/areas-we-serve/) / Atlanta, GA # Hard money and fix and flip loans in Atlanta, Georgia Loans for bungalow renovations, rentals near the BeltLine and infill new construction across the City of Atlanta. [Get pre-qualified](https://atlantafixandfliploan.com/get-pre-qualified/) Call (954) 598-4564 ## The Atlanta market for investors Atlanta is the center of a metro area of more than six million people and one of the fastest-growing regions in the country, with a large economy anchored by the world’s busiest airport, corporate headquarters and major universities. Its housing ranges from 1910s and 1920s Craftsman bungalows on the east and west sides to postwar brick ranches farther out. Investors renovate dated houses for resale, hold single-family rentals and duplexes, and build new homes on infill lots. The Atlanta BeltLine, a 22-mile loop of trails and parks on old rail lines, has pushed values up in the neighborhoods it passes through. ## Neighborhoods investors ask about - Kirkwood, Edgewood, East Lake and East Atlanta: Craftsman bungalows and new infill on the east side - West End, Adair Park, Capitol View and Pittsburgh: older homes near the BeltLine’s Westside and Southside trails, some in historic districts - Grove Park, English Avenue and Westview: lower entry prices on the west side - Lakewood Heights, Thomasville Heights and South Atlanta: lower-priced homes to renovate and rent - Riverside, Bolton and Underwood Hills: postwar homes and new construction in northwest Atlanta ## Plan for these on a Atlanta deal - Georgia taxes real estate on 40% of fair market value, and investment property gets no homestead exemption or cap on yearly increases. A recent sale price usually becomes the new value, so budget taxes on what you pay. - Georgia’s transfer tax is $1 per $1,000 of price, usually paid by the seller. A long-term mortgage note adds intangible recording tax of $1.50 per $500 of the loan, up to $25,000; short-term notes are generally exempt. - The city licenses short-term rentals only for an owner’s primary residence and one additional unit, so most investor houses must rent long-term. Underwrite on long-term rent unless the address can legally host short-term rentals. - Removing most trees on private property needs a permit under the city’s tree protection ordinance, with replanting or fees for trees you take down. - Exterior work in historic districts such as Inman Park, Grant Park, Cabbagetown, West End and Adair Park needs approval from the Urban Design Commission. - Older houses often sit on crawl spaces, where moisture, wood rot and termites are common. Get a full inspection and a termite letter before you set the rehab budget. ## Loans available in Atlanta Program | Use it for | Top leverage [DSCR rental loans](https://atlantafixandfliploan.com/dscr-rental-loans/) | Purchase or refinance of single-family rentals, duplexes, townhomes and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://atlantafixandfliploan.com/new-construction-loans/) | Building a home, a duplex, a build-to-rent home or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://atlantafixandfliploan.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://atlantafixandfliploan.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Atlanta hard money loans: common questions ### Do you offer hard money loans in Atlanta? Yes. Atlanta is our focus market. We finance fix and flips at up to 90% of purchase and 100% of rehab, rentals at up to 85% loan-to-value, and ground-up construction at up to 90% of cost for experienced builders. ### Can I rent an Atlanta investment property on Airbnb? Usually not as an investor. The city licenses short-term rentals only for an owner’s primary residence and one more unit. We underwrite on long-term rent. ### Do you finance new construction near the BeltLine? Yes, at up to 90% of cost for experienced builders, lot included, within 70 to 75% of the finished value. ### How fast can a loan close in Atlanta? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are conducted by a Georgia closing attorney. ## Other markets we serve - [Decatur, GA](https://atlantafixandfliploan.com/decatur-ga/) - [East Point, GA](https://atlantafixandfliploan.com/east-point-ga/) - [College Park, GA](https://atlantafixandfliploan.com/college-park-ga/) - [Marietta, GA](https://atlantafixandfliploan.com/marietta-ga/) - [Smyrna, GA](https://atlantafixandfliploan.com/smyrna-ga/) - [Lawrenceville, GA](https://atlantafixandfliploan.com/lawrenceville-ga/) - [Stone Mountain, GA](https://atlantafixandfliploan.com/stone-mountain-ga/) - [All service areas](https://atlantafixandfliploan.com/areas-we-serve/) ## Looking at a property in Atlanta? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://atlantafixandfliploan.com/get-pre-qualified/) --- Source: https://atlantafixandfliploan.com/decatur-ga/ Title: Decatur, GA Hard Money & Fix and Flip Loans Summary: Fix and flip, DSCR rental and construction loans for Decatur, GA investors. 90% of purchase and 100% of rehab on flips, up to 85% LTV on rentals. [Home](https://atlantafixandfliploan.com/) / [Areas we serve](https://atlantafixandfliploan.com/areas-we-serve/) / Decatur, GA # Hard money and fix and flip loans in Decatur, Georgia Financing for bungalow and ranch renovations and new construction in Decatur. [Get pre-qualified](https://atlantafixandfliploan.com/get-pre-qualified/) Call (954) 598-4564 ## The Decatur market for investors Decatur is the county seat of DeKalb County, a small, walkable city just east of Atlanta with its own school system and a busy downtown square. Strong demand keeps prices among the highest in the metro area. Investors renovate bungalows and 1950s ranches for resale and tear down smaller houses to build new ones. Rentals are fewer here, but rents are strong. ## Neighborhoods investors ask about - Oakhurst and Winnona Park: bungalows and new construction south of downtown - Clairemont, Glennwood and Ponce de Leon Court: higher-priced older homes - Unincorporated Decatur addresses: ranches to renovate in DeKalb County outside the city limits ## Plan for these on a Decatur deal - Georgia taxes real estate on 40% of fair market value, and investment property gets no homestead exemption or cap on yearly increases. A recent sale price usually becomes the new value, so budget taxes on what you pay. - Georgia’s transfer tax is $1 per $1,000 of price, usually paid by the seller. A long-term mortgage note adds intangible recording tax of $1.50 per $500 of the loan, up to $25,000; short-term notes are generally exempt. - The City of Decatur has its own tree canopy ordinance, so plan tree removals and replanting before you design a new build. - Some Decatur neighborhoods are local historic districts, where exterior changes need city review. - Older houses often sit on crawl spaces, where moisture, wood rot and termites are common. Get a full inspection and a termite letter before you set the rehab budget. ## Loans available in Decatur Program | Use it for | Top leverage [DSCR rental loans](https://atlantafixandfliploan.com/dscr-rental-loans/) | Purchase or refinance of single-family rentals, duplexes, townhomes and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://atlantafixandfliploan.com/new-construction-loans/) | Building a home, a duplex, a build-to-rent home or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://atlantafixandfliploan.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://atlantafixandfliploan.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Decatur hard money loans: common questions ### Do you lend in Decatur, Georgia? Yes. We finance fix and flips, rentals and construction in the City of Decatur and across DeKalb County. ### Do you finance tear-downs and rebuilds? Yes. A construction loan can cover the lot and the new house at up to 90% of cost for experienced builders. ### How fast can a loan close in Decatur? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are conducted by a Georgia closing attorney. ## Other markets we serve - [Atlanta, GA](https://atlantafixandfliploan.com/atlanta-ga/) - [East Point, GA](https://atlantafixandfliploan.com/east-point-ga/) - [College Park, GA](https://atlantafixandfliploan.com/college-park-ga/) - [Marietta, GA](https://atlantafixandfliploan.com/marietta-ga/) - [Smyrna, GA](https://atlantafixandfliploan.com/smyrna-ga/) - [Lawrenceville, GA](https://atlantafixandfliploan.com/lawrenceville-ga/) - [Stone Mountain, GA](https://atlantafixandfliploan.com/stone-mountain-ga/) - [All service areas](https://atlantafixandfliploan.com/areas-we-serve/) ## Looking at a property in Decatur? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://atlantafixandfliploan.com/get-pre-qualified/) --- Source: https://atlantafixandfliploan.com/east-point-ga/ Title: East Point, GA Hard Money & Fix and Flip Loans Summary: Fix and flip, DSCR rental and construction loans for East Point, GA investors. 90% of purchase and 100% of rehab on flips, up to 85% LTV on rentals. [Home](https://atlantafixandfliploan.com/) / [Areas we serve](https://atlantafixandfliploan.com/areas-we-serve/) / East Point, GA # Hard money and fix and flip loans in East Point, Georgia Loans for brick ranches and bungalows to renovate and long-term rentals in East Point. [Get pre-qualified](https://atlantafixandfliploan.com/get-pre-qualified/) Call (954) 598-4564 ## The East Point market for investors East Point sits just south of Atlanta, close to Hartsfield-Jackson Atlanta International Airport and on the MARTA rail line. Its housing is mostly early 1900s bungalows near downtown and postwar brick ranches. Investors renovate houses for buyers priced out of Atlanta’s southwest neighborhoods and hold long-term rentals for airport and logistics workers. ## Areas investors ask about - Near downtown East Point: older bungalows to renovate - Jefferson Park and Frog Hollow: established streets close to Atlanta - South East Point: brick ranches to renovate and rent ## Plan for these on a East Point deal - Georgia taxes real estate on 40% of fair market value, and investment property gets no homestead exemption or cap on yearly increases. A recent sale price usually becomes the new value, so budget taxes on what you pay. - Georgia’s transfer tax is $1 per $1,000 of price, usually paid by the seller. A long-term mortgage note adds intangible recording tax of $1.50 per $500 of the loan, up to $25,000; short-term notes are generally exempt. - Older houses often sit on crawl spaces, where moisture, wood rot and termites are common. Get a full inspection and a termite letter before you set the rehab budget. - Hail, wind and falling trees drive insurance costs, and an older roof or wiring can raise the premium. Get a quote before you make an offer. ## Loans available in East Point Program | Use it for | Top leverage [DSCR rental loans](https://atlantafixandfliploan.com/dscr-rental-loans/) | Purchase or refinance of single-family rentals, duplexes, townhomes and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://atlantafixandfliploan.com/new-construction-loans/) | Building a home, a duplex, a build-to-rent home or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://atlantafixandfliploan.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://atlantafixandfliploan.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## East Point hard money loans: common questions ### Do you lend in East Point? Yes. We finance fix and flips, rentals and construction across East Point and south Fulton County. ### Can an East Point rental qualify on the rent alone? Yes. A DSCR loan is approved on whether the rent covers the payment, including taxes and insurance. ### How fast can a loan close in East Point? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are conducted by a Georgia closing attorney. ## Other markets we serve - [Atlanta, GA](https://atlantafixandfliploan.com/atlanta-ga/) - [Decatur, GA](https://atlantafixandfliploan.com/decatur-ga/) - [College Park, GA](https://atlantafixandfliploan.com/college-park-ga/) - [Marietta, GA](https://atlantafixandfliploan.com/marietta-ga/) - [Smyrna, GA](https://atlantafixandfliploan.com/smyrna-ga/) - [Lawrenceville, GA](https://atlantafixandfliploan.com/lawrenceville-ga/) - [Stone Mountain, GA](https://atlantafixandfliploan.com/stone-mountain-ga/) - [All service areas](https://atlantafixandfliploan.com/areas-we-serve/) ## Looking at a property in East Point? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://atlantafixandfliploan.com/get-pre-qualified/) --- Source: https://atlantafixandfliploan.com/college-park-ga/ Title: College Park, GA Hard Money & Fix and Flip Loans Summary: Fix and flip, DSCR rental and construction loans for College Park, GA investors. 90% of purchase and 100% of rehab on flips, up to 85% LTV on rentals. [Home](https://atlantafixandfliploan.com/) / [Areas we serve](https://atlantafixandfliploan.com/areas-we-serve/) / College Park, GA # Hard money and fix and flip loans in College Park, Georgia Financing for historic homes to renovate and rentals near the airport in College Park. [Get pre-qualified](https://atlantafixandfliploan.com/get-pre-qualified/) Call (954) 598-4564 ## The College Park market for investors College Park borders Hartsfield-Jackson Atlanta International Airport and has a large historic district of early 1900s homes, along with the Gateway Center and convention facilities near the airport. Investors renovate historic and mid-century houses and hold rentals for the large airport workforce. ## Areas investors ask about - The historic district: early 1900s homes, where exterior work needs city review - Near Main Street and the MARTA station: older homes and small rentals - West College Park: ranches and newer homes ## Plan for these on a College Park deal - Georgia taxes real estate on 40% of fair market value, and investment property gets no homestead exemption or cap on yearly increases. A recent sale price usually becomes the new value, so budget taxes on what you pay. - Georgia’s transfer tax is $1 per $1,000 of price, usually paid by the seller. A long-term mortgage note adds intangible recording tax of $1.50 per $500 of the loan, up to $25,000; short-term notes are generally exempt. - Exterior changes in the historic district need approval from the city’s historic preservation commission. - Older houses often sit on crawl spaces, where moisture, wood rot and termites are common. Get a full inspection and a termite letter before you set the rehab budget. - Hail, wind and falling trees drive insurance costs, and an older roof or wiring can raise the premium. Get a quote before you make an offer. ## Loans available in College Park Program | Use it for | Top leverage [DSCR rental loans](https://atlantafixandfliploan.com/dscr-rental-loans/) | Purchase or refinance of single-family rentals, duplexes, townhomes and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://atlantafixandfliploan.com/new-construction-loans/) | Building a home, a duplex, a build-to-rent home or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://atlantafixandfliploan.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://atlantafixandfliploan.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## College Park hard money loans: common questions ### Do you lend in College Park? Yes. We finance fix and flips, rentals and construction across College Park. ### Do you lend on historic homes in College Park? Yes, as fix and flip or rental loans on investment property. ### How fast can a loan close in College Park? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are conducted by a Georgia closing attorney. ## Other markets we serve - [Atlanta, GA](https://atlantafixandfliploan.com/atlanta-ga/) - [Decatur, GA](https://atlantafixandfliploan.com/decatur-ga/) - [East Point, GA](https://atlantafixandfliploan.com/east-point-ga/) - [Marietta, GA](https://atlantafixandfliploan.com/marietta-ga/) - [Smyrna, GA](https://atlantafixandfliploan.com/smyrna-ga/) - [Lawrenceville, GA](https://atlantafixandfliploan.com/lawrenceville-ga/) - [Stone Mountain, GA](https://atlantafixandfliploan.com/stone-mountain-ga/) - [All service areas](https://atlantafixandfliploan.com/areas-we-serve/) ## Looking at a property in College Park? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://atlantafixandfliploan.com/get-pre-qualified/) --- Source: https://atlantafixandfliploan.com/marietta-ga/ Title: Marietta, GA Hard Money & Fix and Flip Loans Summary: Fix and flip, DSCR rental and construction loans for Marietta, GA investors. 90% of purchase and 100% of rehab on flips, up to 85% LTV on rentals. [Home](https://atlantafixandfliploan.com/) / [Areas we serve](https://atlantafixandfliploan.com/areas-we-serve/) / Marietta, GA # Hard money and fix and flip loans in Marietta, Georgia Loans for older homes near the Square, suburban rentals and renovations in Marietta. [Get pre-qualified](https://atlantafixandfliploan.com/get-pre-qualified/) Call (954) 598-4564 ## The Marietta market for investors Marietta is the county seat of Cobb County northwest of Atlanta, with a historic town square, a large aerospace employer and steady demand from families. Investors renovate older homes near downtown, update 1970s and 1980s houses in the suburbs, and hold single-family rentals. ## Areas investors ask about - Around Marietta Square: historic and older homes to renovate - East Cobb addresses: 1970s and 1980s homes ready for updates - West and south Marietta: lower-priced homes and rentals ## Plan for these on a Marietta deal - Georgia taxes real estate on 40% of fair market value, and investment property gets no homestead exemption or cap on yearly increases. A recent sale price usually becomes the new value, so budget taxes on what you pay. - Georgia’s transfer tax is $1 per $1,000 of price, usually paid by the seller. A long-term mortgage note adds intangible recording tax of $1.50 per $500 of the loan, up to $25,000; short-term notes are generally exempt. - Many newer subdivisions have association dues, which count in the payment, and some limit leasing or short-term rentals. - Older houses often sit on crawl spaces, where moisture, wood rot and termites are common. Get a full inspection and a termite letter before you set the rehab budget. ## Loans available in Marietta Program | Use it for | Top leverage [DSCR rental loans](https://atlantafixandfliploan.com/dscr-rental-loans/) | Purchase or refinance of single-family rentals, duplexes, townhomes and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://atlantafixandfliploan.com/new-construction-loans/) | Building a home, a duplex, a build-to-rent home or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://atlantafixandfliploan.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://atlantafixandfliploan.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Marietta hard money loans: common questions ### Do you finance rentals in Marietta? Yes, with DSCR rental loans at up to 85% loan-to-value on a purchase. ### Do you lend across Cobb County? Yes, including Marietta, Smyrna, Kennesaw, Austell and unincorporated Cobb. ### How fast can a loan close in Marietta? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are conducted by a Georgia closing attorney. ## Other markets we serve - [Atlanta, GA](https://atlantafixandfliploan.com/atlanta-ga/) - [Decatur, GA](https://atlantafixandfliploan.com/decatur-ga/) - [East Point, GA](https://atlantafixandfliploan.com/east-point-ga/) - [College Park, GA](https://atlantafixandfliploan.com/college-park-ga/) - [Smyrna, GA](https://atlantafixandfliploan.com/smyrna-ga/) - [Lawrenceville, GA](https://atlantafixandfliploan.com/lawrenceville-ga/) - [Stone Mountain, GA](https://atlantafixandfliploan.com/stone-mountain-ga/) - [All service areas](https://atlantafixandfliploan.com/areas-we-serve/) ## Looking at a property in Marietta? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://atlantafixandfliploan.com/get-pre-qualified/) --- Source: https://atlantafixandfliploan.com/smyrna-ga/ Title: Smyrna, GA Hard Money & Fix and Flip Loans Summary: Fix and flip, DSCR rental and construction loans for Smyrna, GA investors. 90% of purchase and 100% of rehab on flips, up to 85% LTV on rentals. [Home](https://atlantafixandfliploan.com/) / [Areas we serve](https://atlantafixandfliploan.com/areas-we-serve/) / Smyrna, GA # Hard money and fix and flip loans in Smyrna, Georgia Financing for postwar ranches to update or rebuild and townhomes in Smyrna. [Get pre-qualified](https://atlantafixandfliploan.com/get-pre-qualified/) Call (954) 598-4564 ## The Smyrna market for investors Smyrna sits just inside the Perimeter’s northwest edge, close to the Cumberland business district and the Battery Atlanta around the Braves’ ballpark. Its postwar ranches on large lots draw renovators and builders. Investors update 1950s and 1960s houses, tear down smaller homes to build new ones, and hold townhomes and houses as rentals. ## Areas investors ask about - Near Smyrna Market Village: older homes and new construction - Forest Hills and Belmont Hills area: postwar ranches to renovate or rebuild - Toward Vinings and Cumberland: townhomes and higher-priced homes ## Plan for these on a Smyrna deal - Georgia taxes real estate on 40% of fair market value, and investment property gets no homestead exemption or cap on yearly increases. A recent sale price usually becomes the new value, so budget taxes on what you pay. - Georgia’s transfer tax is $1 per $1,000 of price, usually paid by the seller. A long-term mortgage note adds intangible recording tax of $1.50 per $500 of the loan, up to $25,000; short-term notes are generally exempt. - Many newer subdivisions have association dues, which count in the payment, and some limit leasing or short-term rentals. - Older houses often sit on crawl spaces, where moisture, wood rot and termites are common. Get a full inspection and a termite letter before you set the rehab budget. ## Loans available in Smyrna Program | Use it for | Top leverage [DSCR rental loans](https://atlantafixandfliploan.com/dscr-rental-loans/) | Purchase or refinance of single-family rentals, duplexes, townhomes and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://atlantafixandfliploan.com/new-construction-loans/) | Building a home, a duplex, a build-to-rent home or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://atlantafixandfliploan.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://atlantafixandfliploan.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Smyrna hard money loans: common questions ### Do you finance tear-downs in Smyrna? Yes. A construction loan can cover the lot and the new build at up to 90% of cost for experienced builders. ### Do you lend on townhomes in Smyrna? Yes, with DSCR rental loans at up to 85% loan-to-value. ### How fast can a loan close in Smyrna? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are conducted by a Georgia closing attorney. ## Other markets we serve - [Atlanta, GA](https://atlantafixandfliploan.com/atlanta-ga/) - [Decatur, GA](https://atlantafixandfliploan.com/decatur-ga/) - [East Point, GA](https://atlantafixandfliploan.com/east-point-ga/) - [College Park, GA](https://atlantafixandfliploan.com/college-park-ga/) - [Marietta, GA](https://atlantafixandfliploan.com/marietta-ga/) - [Lawrenceville, GA](https://atlantafixandfliploan.com/lawrenceville-ga/) - [Stone Mountain, GA](https://atlantafixandfliploan.com/stone-mountain-ga/) - [All service areas](https://atlantafixandfliploan.com/areas-we-serve/) ## Looking at a property in Smyrna? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://atlantafixandfliploan.com/get-pre-qualified/) --- Source: https://atlantafixandfliploan.com/lawrenceville-ga/ Title: Lawrenceville, GA Hard Money & Fix and Flip Loans Summary: Fix and flip, DSCR rental and construction loans for Lawrenceville, GA investors. 90% of purchase and 100% of rehab on flips, up to 85% LTV on rentals. [Home](https://atlantafixandfliploan.com/) / [Areas we serve](https://atlantafixandfliploan.com/areas-we-serve/) / Lawrenceville, GA # Hard money and fix and flip loans in Lawrenceville, Georgia Loans for suburban rentals, build-to-rent homes and townhomes in Lawrenceville. [Get pre-qualified](https://atlantafixandfliploan.com/get-pre-qualified/) Call (954) 598-4564 ## The Lawrenceville market for investors Lawrenceville is the county seat of Gwinnett County, one of the largest and most diverse counties in Georgia, northeast of Atlanta. Most of its housing is suburban, built from the 1980s onward. Investors hold single-family rentals and townhomes, build new homes to rent, and update older houses near downtown. ## Areas investors ask about - Downtown Lawrenceville: older homes and new townhomes - Subdivisions along Highway 316 and Highway 20: suburban rentals - Near Georgia Gwinnett College: rentals for students and staff ## Plan for these on a Lawrenceville deal - Georgia taxes real estate on 40% of fair market value, and investment property gets no homestead exemption or cap on yearly increases. A recent sale price usually becomes the new value, so budget taxes on what you pay. - Georgia’s transfer tax is $1 per $1,000 of price, usually paid by the seller. A long-term mortgage note adds intangible recording tax of $1.50 per $500 of the loan, up to $25,000; short-term notes are generally exempt. - Many newer subdivisions have association dues, which count in the payment, and some limit leasing or short-term rentals. - Hail, wind and falling trees drive insurance costs, and an older roof or wiring can raise the premium. Get a quote before you make an offer. ## Loans available in Lawrenceville Program | Use it for | Top leverage [DSCR rental loans](https://atlantafixandfliploan.com/dscr-rental-loans/) | Purchase or refinance of single-family rentals, duplexes, townhomes and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://atlantafixandfliploan.com/new-construction-loans/) | Building a home, a duplex, a build-to-rent home or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://atlantafixandfliploan.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://atlantafixandfliploan.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Lawrenceville hard money loans: common questions ### Do you finance build-to-rent homes in Gwinnett? Yes. Build with a construction loan, then refinance into a DSCR rental loan once the home is leased. ### Do HOA dues count in a DSCR loan? Yes. Association dues are part of the monthly payment we use to work out the ratio. ### How fast can a loan close in Lawrenceville? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are conducted by a Georgia closing attorney. ## Other markets we serve - [Atlanta, GA](https://atlantafixandfliploan.com/atlanta-ga/) - [Decatur, GA](https://atlantafixandfliploan.com/decatur-ga/) - [East Point, GA](https://atlantafixandfliploan.com/east-point-ga/) - [College Park, GA](https://atlantafixandfliploan.com/college-park-ga/) - [Marietta, GA](https://atlantafixandfliploan.com/marietta-ga/) - [Smyrna, GA](https://atlantafixandfliploan.com/smyrna-ga/) - [Stone Mountain, GA](https://atlantafixandfliploan.com/stone-mountain-ga/) - [All service areas](https://atlantafixandfliploan.com/areas-we-serve/) ## Looking at a property in Lawrenceville? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://atlantafixandfliploan.com/get-pre-qualified/) --- Source: https://atlantafixandfliploan.com/stone-mountain-ga/ Title: Stone Mountain, GA Hard Money & Fix and Flip Loans Summary: Fix and flip, DSCR rental and construction loans for Stone Mountain, GA investors. 90% of purchase and 100% of rehab on flips, up to 85% LTV on rentals. [Home](https://atlantafixandfliploan.com/) / [Areas we serve](https://atlantafixandfliploan.com/areas-we-serve/) / Stone Mountain, GA # Hard money and fix and flip loans in Stone Mountain, Georgia Financing for lower-priced houses to renovate and long-term rentals in the Stone Mountain area. [Get pre-qualified](https://atlantafixandfliploan.com/get-pre-qualified/) Call (954) 598-4564 ## The Stone Mountain market for investors The Stone Mountain area, east of Atlanta around Stone Mountain Park, takes in the small City of Stone Mountain and large unincorporated areas of DeKalb and Gwinnett counties. Most homes are 1970s and 1980s split-levels and ranches. Investors buy houses at prices below much of the metro area and renovate them for resale or hold them as long-term rentals. ## Areas investors ask about - The historic village: older homes near downtown Stone Mountain - Unincorporated DeKalb: split-levels and ranches to renovate and rent - Toward Snellville and Lilburn: newer subdivisions ## Plan for these on a Stone Mountain deal - Georgia taxes real estate on 40% of fair market value, and investment property gets no homestead exemption or cap on yearly increases. A recent sale price usually becomes the new value, so budget taxes on what you pay. - Georgia’s transfer tax is $1 per $1,000 of price, usually paid by the seller. A long-term mortgage note adds intangible recording tax of $1.50 per $500 of the loan, up to $25,000; short-term notes are generally exempt. - Many newer subdivisions have association dues, which count in the payment, and some limit leasing or short-term rentals. - Older houses often sit on crawl spaces, where moisture, wood rot and termites are common. Get a full inspection and a termite letter before you set the rehab budget. - Hail, wind and falling trees drive insurance costs, and an older roof or wiring can raise the premium. Get a quote before you make an offer. ## Loans available in Stone Mountain Program | Use it for | Top leverage [DSCR rental loans](https://atlantafixandfliploan.com/dscr-rental-loans/) | Purchase or refinance of single-family rentals, duplexes, townhomes and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://atlantafixandfliploan.com/new-construction-loans/) | Building a home, a duplex, a build-to-rent home or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://atlantafixandfliploan.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://atlantafixandfliploan.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Stone Mountain hard money loans: common questions ### Do you lend in Stone Mountain? Yes. We finance fix and flips, rentals and construction across the Stone Mountain area. ### Do you finance split-level renovations? Yes. We lend up to 90% of the purchase and 100% of the rehab at a 720+ credit score. ### How fast can a loan close in Stone Mountain? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are conducted by a Georgia closing attorney. ## Other markets we serve - [Atlanta, GA](https://atlantafixandfliploan.com/atlanta-ga/) - [Decatur, GA](https://atlantafixandfliploan.com/decatur-ga/) - [East Point, GA](https://atlantafixandfliploan.com/east-point-ga/) - [College Park, GA](https://atlantafixandfliploan.com/college-park-ga/) - [Marietta, GA](https://atlantafixandfliploan.com/marietta-ga/) - [Smyrna, GA](https://atlantafixandfliploan.com/smyrna-ga/) - [Lawrenceville, GA](https://atlantafixandfliploan.com/lawrenceville-ga/) - [All service areas](https://atlantafixandfliploan.com/areas-we-serve/) ## Looking at a property in Stone Mountain? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://atlantafixandfliploan.com/get-pre-qualified/) --- Source: https://atlantafixandfliploan.com/blog/ Title: Atlanta Investor Guides & Blog | Atlanta Fix and Flip Loans Summary: Guides for Atlanta real estate investors: flips, Georgia property taxes, short-term rental rules, landlord law and DSCR loans. [Home](https://atlantafixandfliploan.com/) / Blog # Guides for Atlanta real estate investors Plain-language articles on Atlanta flips, Georgia property taxes, short-term rental rules, landlord law and DSCR loans in metro Atlanta. - ## [Cost Segregation for Atlanta Rental Property: Bigger Deductions in Year One](https://atlantafixandfliploan.com/cost-segregation-atlanta-rental-property/) How a cost segregation study front-loads depreciation on a metro Atlanta rental, what 100% bonus depreciation changes, and how Georgia treats it. - ## [Fix and Flip Loans in Atlanta: How to Finance a House Renovation](https://atlantafixandfliploan.com/fix-and-flip-loans-atlanta-guide/) How a fix and flip loan is sized on an Atlanta house, what crawl spaces, termites, trees, property taxes and closing costs do to the budget, and how to plan the exit. - ## [Georgia Property Tax for Real Estate Investors: What to Budget For](https://atlantafixandfliploan.com/georgia-property-tax-investors/) How Georgia taxes investment property, what the 40% assessment ratio means, why a rental gets no homestead exemption, and how to appeal your value in Fulton, DeKalb, Cobb and Gwinnett. - ## [Short-Term Rental Rules in Atlanta and the Suburbs](https://atlantafixandfliploan.com/atlanta-short-term-rental-rules-investors/) How Atlanta’s short-term rental license works, why it limits investors, what the suburbs and HOAs require, and how we underwrite an Atlanta rental. - ## [Georgia Landlord Rules for Investors: The Safe at Home Act, Deposits and Evictions](https://atlantafixandfliploan.com/georgia-landlord-rules-investors/) What Georgia’s 2024 Safe at Home Act requires of landlords, how security deposits and move-in lists work, how the dispossessory process runs, and why there is no rent control. - ## [DSCR Loans for Atlanta Rental Property: How They Work](https://atlantafixandfliploan.com/dscr-loans-atlanta-rental-property/) How a DSCR loan qualifies a metro Atlanta rental on its rent, why property tax and insurance decide the ratio, and how to make the numbers work. - ## [Hard Money Loan Document Checklist](https://atlantafixandfliploan.com/hard-money-loans-document-list/) What to gather for a rental (DSCR) loan, a new construction loan and a fix and flip loan, divided into one-time documents and documents for each deal. ## Have a metro Atlanta deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://atlantafixandfliploan.com/get-pre-qualified/) --- Source: https://atlantafixandfliploan.com/cost-segregation-atlanta-rental-property/ Title: Cost Segregation for Atlanta Rentals (2026 Guide) Summary: How a cost segregation study front-loads depreciation on a metro Atlanta rental, what 100% bonus depreciation changes, and how Georgia treats it. [Home](https://atlantafixandfliploan.com/) / [Blog](https://atlantafixandfliploan.com/blog/) / Cost Segregation for Atlanta Rental Property: Bigger Deductions in Year One # Cost Segregation for Atlanta Rental Property: Bigger Deductions in Year One By [Andrew Shanti](https://atlantafixandfliploan.com/about-us/#andrew-shanti) · Updated November 6, 2026 A cost segregation study moves part of a rental’s purchase price out of the building, which is written off over decades, and into parts that can be written off much faster. With 100% bonus depreciation back for property acquired after January 19, 2025, most of that faster write-off can land in the first year. For investors holding single-family rentals, duplexes, townhomes and build-to-rent homes across metro Atlanta, it can change the after-tax return of a deal. This article explains how it works for investors. It is general information, not tax advice. The rules have conditions, and your CPA should confirm how they apply to you before you act. ## What cost segregation is When you buy a rental, the land is not depreciable, and the building is normally written off in equal amounts over 27.5 years for residential rental property or 39 years for nonresidential property. A cost segregation study, prepared by an engineer or a specialist firm, breaks the purchase price into its parts and assigns each part its proper recovery period. The parts that are not structural can be depreciated far faster than the building. Class | Typical items in a rental | Recovery period Personal property | Appliances, carpet and some flooring, cabinets and fixtures that are not part of the building, window treatments, furniture in a furnished rental | 5 years Land improvements | Driveways, parking, fencing, walkways, patios, landscaping, outdoor lighting, site drainage and utilities | 15 years Building | Foundation, framing, roof, walls, windows, plumbing, electrical, HVAC | 27.5 or 39 years Classifications depend on the facts of each property and are set by the study. ## Why Atlanta rentals can be good candidates - Build-to-rent and newer homes. Fencing, driveways, landscaping and appliances are short-life parts a study can separate out. - Renovated houses you keep. A renovation adds new appliances, flooring, cabinets and fixtures. - Duplexes to fourplexes. Each unit adds its own kitchen, appliances and finishes. - Watch the land share. In intown neighborhoods near the BeltLine, land can be a large share of the price, and land is never depreciable. In the suburbs it is usually smaller. ## Georgia specifics: state tax, renovations and property tax Georgia does not follow federal bonus depreciation, so your Georgia return depreciates the 5-, 7- and 15-year parts a study finds over their normal recovery periods instead of in year one. The full first-year benefit is on your federal return, and the faster schedules still help on your Georgia return. Many Atlanta rentals are renovated bungalows and ranches. Appliances, cabinets, flooring and some finishes can be 5-year property, and fencing, driveways, walkways and landscaping are 15-year land improvements. Crawl space, framing and roof work are usually part of the building, but a partial disposition election can write off the undepreciated cost of what you removed. A cost segregation study is for your income tax only. It does not change the value the county tax assessor uses for property tax. ## 100% bonus depreciation is back, and permanent The 2025 federal tax law, known as the One Big Beautiful Bill Act, made 100% bonus depreciation permanent for qualified property acquired after January 19, 2025. Qualified property generally means assets with a recovery period of 20 years or less, which includes the 5-year and 15-year parts a study identifies. Those parts can be deducted in full in the year the property is placed in service. The building itself is not eligible. Property acquired before January 20, 2025 and placed in service in 2025 qualifies for 40% bonus depreciation instead. If you signed a binding contract before January 20, 2025, the property may not qualify for 100% even if it closed later. The IRS issued interim guidance on these rules in Notice 2026-11. ## An illustration Purchase price of a rental | $400,000 Allocated to land | $100,000 Building and site improvements | $300,000 Reclassified to 5- and 15-year property (22%, assumed) | $66,000 Deducted in year one with 100% bonus depreciation | $66,000, plus regular depreciation on the remaining $234,000 Federal tax value of the bonus deduction at a 35% bracket | About $23,100 For illustration only. The land allocation, the reclassified share and your tax bracket will differ, and the study sets the actual figures. Without a study, the same property would produce roughly $10,900 of depreciation a year on a 27.5-year schedule. ## Who can use the deduction Depreciation this large usually creates a loss on paper. Rental losses are normally passive, which means they can offset only passive income, and the unused loss carries forward to future years and to the year you sell. Three rules decide whether you can use the loss sooner. - The $25,000 allowance. If you actively participate in managing a long-term rental, up to $25,000 of rental losses a year can offset other income. The allowance phases out as modified adjusted gross income rises from $100,000 to $150,000. - Real estate professional status. If you spend more than 750 hours a year and more than half of your working time in real estate businesses in which you materially participate, rental losses can be nonpassive and offset wages or business income. - Short-term rentals. A short-term rental with an average stay of seven days or less is treated differently under the passive loss rules, and with material participation the loss can be nonpassive. In the City of Atlanta, short-term rental licenses are limited to an owner’s primary residence and one additional unit, so this rarely applies to an investment property there. See our guide to [Atlanta short-term rental rules](https://atlantafixandfliploan.com/atlanta-short-term-rental-rules-investors/). If none of these applies, the study still works: the deductions shelter the property’s own rental income, then other passive income, and any remainder is used when you sell. ## Flips do not qualify A house bought to renovate and resell is generally treated as inventory, not as a rental, so it is not depreciated at all. Cost segregation applies to property you hold and rent. If you renovate a house and decide to keep it as a rental, a study after the work is done can capture the new appliances, flooring and site work, and a partial disposition election can write off components you removed. See [fix and flip loans](https://atlantafixandfliploan.com/fix-and-flip-loans/) and [DSCR rental loans](https://atlantafixandfliploan.com/dscr-rental-loans/). ## The state return Georgia does not follow federal bonus depreciation, so your Georgia return generally depreciates those parts over their normal recovery periods instead. The full first-year benefit is on your federal return. If you live in another state, ask your CPA how your home state treats it. ## Timing, cost and the catch on resale - Order the study for the year the property is placed in service, so the deduction is on that year’s return. - Bought a rental in an earlier year? A look-back study can still capture missed depreciation through a change in accounting method on Form 3115, generally without amending old returns. - Weigh the fee against the benefit. Studies on single-family rentals and small multifamily are often priced for smaller properties. Your CPA can tell you whether the deduction justifies the cost. - Depreciation is recaptured when you sell. The depreciation you claim reduces your basis, and much of it is taxed when the property is sold, part of it at ordinary income rates. A 1031 exchange into another property can defer it. ## How this fits your financing A DSCR loan qualifies the property on its rental income, not on your tax return. A large depreciation loss can make a personal return look weak to a conventional lender, but it does not affect the debt service coverage ratio we use. The tax you save can go toward reserves or the down payment on the next rental. See [DSCR rental loans](https://atlantafixandfliploan.com/dscr-rental-loans/), [how DSCR loans work on Atlanta rentals](https://atlantafixandfliploan.com/dscr-loans-atlanta-rental-property/) and [construction loans](https://atlantafixandfliploan.com/new-construction-loans/). ## Common questions ### What is cost segregation on a Atlanta rental property? It is a study that splits a rental’s cost into building, land improvements and personal property such as appliances and flooring. The non-building parts are depreciated over 5 or 15 years instead of 27.5 or 39, which moves deductions into the early years of ownership. ### Does 100% bonus depreciation apply to a rental I buy in 2026? Generally yes. Under the 2025 tax law, 100% bonus depreciation is permanent for qualified property acquired after January 19, 2025, which covers the 5- and 15-year parts identified by a study. The building itself is not eligible. ### Can depreciation from a long-term rental offset my W-2 income? Up to $25,000 a year can, if you actively participate and your modified adjusted gross income is under $100,000, phasing out by $150,000. Real estate professionals can use the full loss. Otherwise it carries forward. ### Can I use cost segregation on a fix and flip? Generally no. A property bought to resell is inventory and is not depreciated. Cost segregation applies to property you hold as a rental. ### Will a big depreciation loss hurt my DSCR loan application? No. A DSCR loan is sized on the property’s rent against its monthly payment. We do not use your tax returns to qualify you. This article is general information and not tax or legal advice. Talk to a CPA who works with rental property owners before you order a study. When you are ready to finance a rental, [get pre-qualified](https://atlantafixandfliploan.com/get-pre-qualified/) or call (954) 598-4564. [Andrew Shanti](https://atlantafixandfliploan.com/about-us/#andrew-shanti) Senior Vice President, Atlanta Fix and Flip Loans · Optimus Capital Corp Andrew has worked in lending and real estate since 2005 as a principal, executive and investor, across residential and commercial property. He has facilitated more than $25 billion in off-market commercial real estate offers for clients. [More about Andrew](https://atlantafixandfliploan.com/about-us/#andrew-shanti) · (954) 598-4564 · [LinkedIn](https://www.linkedin.com/in/andrew-shanti-6a07631a/) ## Have a metro Atlanta deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://atlantafixandfliploan.com/get-pre-qualified/) --- Source: https://atlantafixandfliploan.com/fix-and-flip-loans-atlanta-guide/ Title: Fix and Flip Loans in Atlanta: Financing a Renovation Summary: How a fix and flip loan is sized on an Atlanta house, what crawl spaces, termites, trees, property taxes and closing costs do to the budget, and how to plan [Home](https://atlantafixandfliploan.com/) / [Blog](https://atlantafixandfliploan.com/blog/) / Fix and Flip Loans in Atlanta: How to Finance a House Renovation # Fix and Flip Loans in Atlanta: How to Finance a House Renovation By [Andrew Shanti](https://atlantafixandfliploan.com/about-us/#andrew-shanti) · Updated November 6, 2026 Metro Atlanta has a deep supply of houses built from the 1910s to the 1970s and a large pool of buyers for renovated ones. A flip here usually means new kitchens and baths, new systems, often roof, framing and crawl space work, and a house that sells to an owner-occupant. The financing has to cover the purchase and the whole renovation, and the plan has to account for costs that are specific to Georgia. ## How the loan is sized A fix and flip loan combines a share of the purchase price with the renovation budget, and the total is capped at a share of the after-repair value (ARV). Purchase price | $260,000 Rehab budget | $85,000 After-repair value | $470,000 90% of purchase | $234,000 100% of rehab | $85,000 Loan | $319,000 75% of ARV ceiling | $352,500 Cash to close, before costs | $26,000 For illustration only. Top leverage applies at a 720+ credit score. The rehab money is not paid at closing. It is held back and released in draws as each stage of work is inspected and completed, so you or your contractor need enough cash to start each stage. ## Costs that are specific to Atlanta - Crawl spaces and termites. Many older houses sit on crawl spaces over red clay. Moisture, sagging joists, wood rot and termite damage are common, so get a full inspection and a termite letter before you set the budget. - Old wiring and plumbing. Knob-and-tube wiring, old panels and galvanized pipes are frequent in pre-war houses, and insurers and buyers’ inspectors will flag them. - Trees. Atlanta’s tree protection ordinance requires a permit to remove most trees on private property, with replanting or fees. Large trees close to the house can also mean roof and foundation work. - Property tax while you hold. Georgia taxes property on 40% of its value, and an investment property gets no homestead exemption. Carry the monthly tax in your holding costs. - Closing costs. Georgia’s transfer tax is $1 per $1,000, usually paid by the seller. Closings are conducted by an attorney. ## Permits and historic districts The City of Atlanta and each suburban city and county run their own permit offices, and review times vary. In historic districts such as Inman Park, Grant Park, Cabbagetown, West End and Adair Park, exterior work and additions need approval from the Urban Design Commission. ## The exit Most flips end in a sale to an owner-occupant, so your after-repair value should come from recent sales of renovated homes nearby. If the market slows, a [DSCR rental loan](https://atlantafixandfliploan.com/dscr-rental-loans/) can replace the flip loan and turn the house into a long-term rental, with a cash-out refinance at up to 80% loan-to-value. ## Common questions ### How much of an Atlanta flip will you finance? Up to 90% of the purchase and 100% of the rehab at a 720+ credit score, within 70 to 75% of the after-repair value. ### Who closes a loan in Georgia? A closing attorney. Georgia closings are conducted by an attorney, who also handles the title work. ### Do I need a permit to cut down trees on a flip? In the City of Atlanta, removing most trees on private property needs a permit, with replanting or fees. ### How long a term should I choose? Long enough to cover permits and the work, with a cushion. Our terms run 6 to 24 months with no prepayment penalty. [Andrew Shanti](https://atlantafixandfliploan.com/about-us/#andrew-shanti) Senior Vice President, Atlanta Fix and Flip Loans · Optimus Capital Corp Andrew has worked in lending and real estate since 2005 as a principal, executive and investor, across residential and commercial property. He has facilitated more than $25 billion in off-market commercial real estate offers for clients. [More about Andrew](https://atlantafixandfliploan.com/about-us/#andrew-shanti) · (954) 598-4564 · [LinkedIn](https://www.linkedin.com/in/andrew-shanti-6a07631a/) ## Have a metro Atlanta deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://atlantafixandfliploan.com/get-pre-qualified/) --- Source: https://atlantafixandfliploan.com/georgia-property-tax-investors/ Title: Georgia Property Tax for Investors: Atlanta Guide (2026) Summary: How Georgia taxes investment property, what the 40% assessment ratio means, why a rental gets no homestead exemption, and how to appeal your value in Fulton, [Home](https://atlantafixandfliploan.com/) / [Blog](https://atlantafixandfliploan.com/blog/) / Georgia Property Tax for Real Estate Investors: What to Budget For # Georgia Property Tax for Real Estate Investors: What to Budget For By [Andrew Shanti](https://atlantafixandfliploan.com/about-us/#andrew-shanti) · Updated November 6, 2026 Property tax is one of the biggest costs of holding a rental in metro Atlanta, and the number most likely to change after you buy. Here is how it works in Georgia. ## How the bill is built - The county assessor sets the value. The Fulton, DeKalb, Cobb and Gwinnett county tax assessors value each property as of January 1 every year. - Assessed at 40%. Georgia taxes real estate on 40% of its fair market value. A house valued at $400,000 has an assessed value of $160,000. - Millage rates. The county, the school district and the city each set a millage rate, in dollars per $1,000 of assessed value. Combined, they often work out to about 1.3% to 1.8% of market value inside the City of Atlanta and DeKalb, and somewhat less in parts of Cobb and Gwinnett. - No homestead exemption on a rental. A home you own and live in can get homestead exemptions and, in many counties, limits on yearly increases. An investment property gets neither. ## What happens after you buy Georgia counties reassess every year, and a recent arm’s-length sale is strong evidence of value, so your purchase price usually becomes the new value the next January 1. Underwrite taxes on what you pay, not on the seller’s bill. ## Appealing your value The county mails an annual assessment notice, usually in the spring or early summer. You have 45 days from the date of the notice to file an appeal with the county board of assessors. Recent purchase prices, repair estimates and comparable sales are the usual evidence. ## How it affects a loan Item | Monthly Rent | $2,400 Principal and interest | $1,550 Property tax at 1.6% on $330,000 | $440 Insurance | $160 Total payment | $2,150 DSCR | 1.12 For illustration only. We use taxes at full market value, not a homestead figure, when we size a [DSCR rental loan](https://atlantafixandfliploan.com/dscr-rental-loans/). ## Common questions ### Do investment properties get a homestead exemption in Georgia? No. Homestead exemptions are only for a home you own and live in as your primary residence. ### What does the 40% assessment ratio mean? Georgia taxes real estate on 40% of its fair market value, and the millage rate is applied to that assessed value. ### How long do I have to appeal my value? 45 days from the date on the county’s annual assessment notice. [Andrew Shanti](https://atlantafixandfliploan.com/about-us/#andrew-shanti) Senior Vice President, Atlanta Fix and Flip Loans · Optimus Capital Corp Andrew has worked in lending and real estate since 2005 as a principal, executive and investor, across residential and commercial property. He has facilitated more than $25 billion in off-market commercial real estate offers for clients. [More about Andrew](https://atlantafixandfliploan.com/about-us/#andrew-shanti) · (954) 598-4564 · [LinkedIn](https://www.linkedin.com/in/andrew-shanti-6a07631a/) ## Have a metro Atlanta deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://atlantafixandfliploan.com/get-pre-qualified/) --- Source: https://atlantafixandfliploan.com/atlanta-short-term-rental-rules-investors/ Title: Atlanta Short-Term Rental Rules for Investors (2026) Summary: How Atlanta’s short-term rental license works, why it limits investors, what the suburbs and HOAs require, and how we underwrite an Atlanta rental. [Home](https://atlantafixandfliploan.com/) / [Blog](https://atlantafixandfliploan.com/blog/) / Short-Term Rental Rules in Atlanta and the Suburbs # Short-Term Rental Rules in Atlanta and the Suburbs By [Andrew Shanti](https://atlantafixandfliploan.com/about-us/#andrew-shanti) · Updated November 6, 2026 Short-term rentals are legal in Georgia in general, but the City of Atlanta’s licensing rules make most investor-owned short-term rentals hard to run inside the city, and suburbs and HOAs have their own rules. Before you buy a house to run on Airbnb or Vrbo, check the rules for that exact address. ## City of Atlanta - A license is required. Renting a home for less than 30 days in the city needs a short-term rental license, and the license number must appear on every listing. - Primary residence plus one. An owner or long-term tenant can license only their primary residence and one additional unit. The city has said that applicants must live in Atlanta, so an out-of-town investor generally cannot license a house there. - Taxes. Operators must collect and pay the city’s hotel-motel tax as well as state and local sales tax. - Enforcement. The city has adopted enforcement rules and penalties for operating without a license. ## The suburbs DeKalb, Cobb, Gwinnett and Fulton counties and their cities each set their own rules, from permits and registration to limits in residential zones. Check with the city or county where the property sits. ## Homeowners associations Many subdivisions in metro Atlanta ban rentals shorter than 30 days or limit leasing in their covenants. Read the declaration and rules before you make an offer. ## How we underwrite Because so many investor-owned addresses cannot legally host short stays, we generally size a [DSCR rental loan](https://atlantafixandfliploan.com/dscr-rental-loans/) on long-term market rent. A deal that only works as a short-term rental carries extra risk in Atlanta. ## Common questions ### Can an investor run an Airbnb in Atlanta? Usually not in the city. Atlanta licenses short-term rentals only for an owner’s primary residence and one additional unit. ### Do I need a license for a 30-day rental in Atlanta? The license applies to stays of less than 30 days. Monthly and longer rentals fall under ordinary landlord rules. ### Will you count short-term rental income for a DSCR loan? Generally we use long-term rent in Atlanta. Ask us about a specific address. [Andrew Shanti](https://atlantafixandfliploan.com/about-us/#andrew-shanti) Senior Vice President, Atlanta Fix and Flip Loans · Optimus Capital Corp Andrew has worked in lending and real estate since 2005 as a principal, executive and investor, across residential and commercial property. He has facilitated more than $25 billion in off-market commercial real estate offers for clients. [More about Andrew](https://atlantafixandfliploan.com/about-us/#andrew-shanti) · (954) 598-4564 · [LinkedIn](https://www.linkedin.com/in/andrew-shanti-6a07631a/) ## Have a metro Atlanta deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://atlantafixandfliploan.com/get-pre-qualified/) --- Source: https://atlantafixandfliploan.com/georgia-landlord-rules-investors/ Title: Georgia Landlord Law for Investors: Safe at Home Act Guide Summary: What Georgia’s 2024 Safe at Home Act requires of landlords, how security deposits and move-in lists work, how the dispossessory process runs, and why there [Home](https://atlantafixandfliploan.com/) / [Blog](https://atlantafixandfliploan.com/blog/) / Georgia Landlord Rules for Investors: The Safe at Home Act, Deposits and Evictions # Georgia Landlord Rules for Investors: The Safe at Home Act, Deposits and Evictions By [Andrew Shanti](https://atlantafixandfliploan.com/about-us/#andrew-shanti) · Updated November 6, 2026 Georgia has long been seen as a landlord-friendly state, and it still bars cities from adopting rent control. The Safe at Home Act, which took effect in 2024, added duties that every rental owner in metro Atlanta should build into the plan. ## The Safe at Home Act - Fit for living. Every lease now carries a duty that the home is fit for human habitation, and the landlord must keep it in repair. Budget for the systems, roof and pest control that keep a rental habitable. - Deposit cap. A security deposit can be no more than two months’ rent. - Notice before filing. Before filing an eviction for nonpayment, the landlord must give the tenant written notice and at least three business days to pay. - No retaliation. A landlord cannot retaliate against a tenant for asking for repairs or exercising legal rights. ## Security deposits Give the tenant a list of existing damage at move-in and let them inspect and sign it. After the lease ends, the deposit, less any lawful deductions with a written list, must be returned within the time the law sets, generally 30 days. ## Evictions Georgia evictions run through a dispossessory proceeding in the county magistrate court. After the landlord files and the tenant is served, the tenant has a short window to answer, and the case moves quickly if there is no defense. Timelines vary by county, so build a vacancy and turnover cushion into the numbers. ## No rent control Georgia law bars counties and cities from regulating the amount of rent on private residential property, so rents follow the market across metro Atlanta. ## How it affects a loan We size a [DSCR rental loan](https://atlantafixandfliploan.com/dscr-rental-loans/) on market rent, and a well-maintained property with a written lease and a proper move-in list is the easiest to keep rented and to refinance. ## Common questions ### Is there rent control in Atlanta? No. Georgia law bars cities and counties from regulating rents on private residential property. ### How much can a Georgia landlord charge for a security deposit? No more than two months’ rent under the Safe at Home Act. ### How much notice is needed before filing an eviction for nonpayment? Written notice giving the tenant at least three business days to pay. [Andrew Shanti](https://atlantafixandfliploan.com/about-us/#andrew-shanti) Senior Vice President, Atlanta Fix and Flip Loans · Optimus Capital Corp Andrew has worked in lending and real estate since 2005 as a principal, executive and investor, across residential and commercial property. He has facilitated more than $25 billion in off-market commercial real estate offers for clients. [More about Andrew](https://atlantafixandfliploan.com/about-us/#andrew-shanti) · (954) 598-4564 · [LinkedIn](https://www.linkedin.com/in/andrew-shanti-6a07631a/) ## Have a metro Atlanta deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://atlantafixandfliploan.com/get-pre-qualified/) --- Source: https://atlantafixandfliploan.com/dscr-loans-atlanta-rental-property/ Title: DSCR Loans for Atlanta Rental Property: How They Work Summary: How a DSCR loan qualifies a metro Atlanta rental on its rent, why property tax and insurance decide the ratio, and how to make the numbers work. [Home](https://atlantafixandfliploan.com/) / [Blog](https://atlantafixandfliploan.com/blog/) / DSCR Loans for Atlanta Rental Property: How They Work # DSCR Loans for Atlanta Rental Property: How They Work By [Andrew Shanti](https://atlantafixandfliploan.com/about-us/#andrew-shanti) · Updated November 6, 2026 A DSCR loan qualifies a rental on whether its rent covers the payment, not on your personal income. For investors with several properties, self-employed income or an LLC, that is often the simplest way to finance a rental in metro Atlanta, one of the country’s largest single-family rental markets. ## The ratio DSCR = monthly rent ÷ monthly payment, where the payment includes principal, interest, property taxes, insurance and homeowners association dues. We prefer 1.0 or higher. Rent | Payment | DSCR $2,600 | $2,000 | 1.30 $2,000 | $2,000 | 1.00 $1,800 | $2,000 | 0.90 Illustrative figures. ## What decides the ratio in Georgia - Property tax. Use the tax on your purchase price, without a homestead exemption. See our guide to [Georgia property tax for investors](https://atlantafixandfliploan.com/georgia-property-tax-investors/). - Insurance. An older roof or wiring can raise the premium. Get a quote early. - HOA dues. Newer subdivisions often have them, and some associations limit leasing. - Long-term rent. The City of Atlanta licenses short-term rentals only for an owner’s primary residence and one more unit, so we use leases or market rent. ## Ways to make the numbers work - A larger down payment lowers the payment. - An interest-only period lowers the payment in the early years, and you can qualify on the interest-only payment. - A 5-year prepayment penalty usually prices lower than a 3-year one. - A new roof can lower the insurance premium. Terms are on the [DSCR rental loans](https://atlantafixandfliploan.com/dscr-rental-loans/) page. [Andrew Shanti](https://atlantafixandfliploan.com/about-us/#andrew-shanti) Senior Vice President, Atlanta Fix and Flip Loans · Optimus Capital Corp Andrew has worked in lending and real estate since 2005 as a principal, executive and investor, across residential and commercial property. He has facilitated more than $25 billion in off-market commercial real estate offers for clients. [More about Andrew](https://atlantafixandfliploan.com/about-us/#andrew-shanti) · (954) 598-4564 · [LinkedIn](https://www.linkedin.com/in/andrew-shanti-6a07631a/) ## Have a metro Atlanta deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://atlantafixandfliploan.com/get-pre-qualified/) --- Source: https://atlantafixandfliploan.com/hard-money-loans-document-list/ Title: Hard Money Loan Document Checklist | Atlanta Investors Summary: What to gather for a rental (DSCR) loan, a new construction loan and a fix and flip loan, divided into one-time documents and documents for each deal. [Home](https://atlantafixandfliploan.com/) / [Blog](https://atlantafixandfliploan.com/blog/) / Hard Money Loan Document Checklist # Hard Money Loan Document Checklist By [Andrew Shanti](https://atlantafixandfliploan.com/about-us/#andrew-shanti) · Updated November 6, 2026 Loans close faster when the paperwork is ready before it is asked for. Below is what we need for each type of loan. A business-purpose loan can close in your own name or in the name of an entity. Many investors use an LLC for liability protection, and if you do, the entity documents apply. ## Rental (DSCR) loans ### Once - Driver’s license - LLC articles of organization, EIN letter and signed operating agreement - Certificate of existence from the Georgia Secretary of State, if the LLC is more than a year old - Voided check for automatic payments - Two months of bank statements. We look for roughly six months of liquidity ### Each deal - Loan application - Signed purchase contract, or the original settlement statement for a refinance - The lease, for a rented property - HOA dues and any special assessments - Insurance agent and closing attorney contacts, plus a flood insurance quote if the property is in a flood zone - Someone who can let the appraiser into the property - The appraisal report ## New construction loans ### Once - Driver’s license - LLC articles of organization, EIN letter and signed operating agreement - Certificate of existence from the Georgia Secretary of State, if the LLC is more than a year old - A schedule of your projects from the last 2 years with settlement statements - Voided check for automatic payments - Personal financial statement - Two months of bank statements showing reserves for interest, closing costs and part of the budget ### Each deal - Loan application - A line-item construction budget with a specific scope of work - Plans, drawings, survey, tree plan and permit status - The general contractor’s details and insurance - A list of the contractor’s recent new builds - Insurance agent and closing attorney contacts, plus a flood insurance quote if the property is in a flood zone - Someone who can give the appraiser access to the site ## Fix and flip loans ### Once - Driver’s license - LLC articles of organization - IRS EIN letter - Operating agreement signed by every member, with ownership percentages - Certificate of existence from the Georgia Secretary of State, if the LLC is more than a year old - Voided check for automatic payments - Experienced investors: a schedule of your projects from the last 3 years and the settlement statements for each purchase and sale. For a property you kept, the statement showing the refinance into permanent financing ### Each deal - Loan application - A line-item rehab budget with a specific scope of work. Write “sister 14 floor joists, install crawl space vapor barrier and replace roof”, not “framing and roof”. Draws are released against this budget - Signed purchase contract, or the original settlement statement for a refinance - Inspection report and termite letter, if you have them - Insurance agent’s name, phone and email - Closing attorney’s name, phone and email Not sure about an item? Call (954) 598-4564. [Andrew Shanti](https://atlantafixandfliploan.com/about-us/#andrew-shanti) Senior Vice President, Atlanta Fix and Flip Loans · Optimus Capital Corp Andrew has worked in lending and real estate since 2005 as a principal, executive and investor, across residential and commercial property. He has facilitated more than $25 billion in off-market commercial real estate offers for clients. [More about Andrew](https://atlantafixandfliploan.com/about-us/#andrew-shanti) · (954) 598-4564 · [LinkedIn](https://www.linkedin.com/in/andrew-shanti-6a07631a/) ## Have a metro Atlanta deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://atlantafixandfliploan.com/get-pre-qualified/)