No-nonsense funding for all your real estate projects

We only lend on non-owner occupied properties. We lend to the title holder on the property, which must be a business entity, typically a corporation or an LLC.

Hard, or private, lending is commercial lending on real estate that is generally for short term use to acquire and/or renovate property and is based primarily on the quality of the asset (the property) not the income or credit of the borrower.

A borrower’s credit is only a minor factor in our underwriting. We prefer to see a credit score of 620 or better, but the stronger the asset, the less a borrower’s credit matters.

We are based in Georgia but lend throughout the Southeast. Inquire today to see if your project is in a location that we can help with.

YES! We are happy to work with brokers and will protect your commission and client relationship. We are in the long-term relationship business, not the short-term transaction business. Click here to learn more and register as a broker.

More experience will generally mean more favorable terms. We work with experienced investors and first-timers.

Yes, we never charge a pre-payment penalty for our loans.

We do NOT sell our loans to any third parties, as most lenders do. You will deal with SkyBeam Capital throughout the life of your loan.

Before we ask for ANY fees, we will have a conversation with you about the property and your plans for it. We’ll give you our initial feeling about your valuation expectations and whether we feel we can do the loan you are requesting, pending other underwriting data. We will give you a formal term sheet that spells out all the details we expect for your loan. Once you approve the term sheet, we charge an application fee to cover our initial property analysis, our credit & background reports on any guarantors, and the cost of getting our attorney to start reviewing title. We have an underwriting fee charged at closing along with our loan origination fee. If you have a construction holdback on your loan (for a rehab), each draw has an inspection fee. You decide how many draws you want to have so you control the number of those fees.

Most of our loans are interest only, but we may do a P&I loan if we both agree it is a good idea for your circumstances.

You will pay for and complete work on the property and then call for an inspection. Either the borrower can take photos & videos of the work using a smartphone app, or SkyBeam Capital will send an inspector to the property to evaluate the state of completion of the work according to the schedule planned for the content of the draw. Based on the information in the report, and the inspection method chosen by the borrower, we will fund that draw based on the percent complete within 1-5 business days of the inspection.

Yes, you should always add 5-10% to your budget to cover the unexpected.

Origination points, often simply referred to as "points", are used to calculate an upfront fee that lenders charge to issue a loan. Such an upfront fee allows lenders to avoid prepayment penalties and still make profitable loans. One point is equal to 1% of the loan amount.

This will depend on a variety of factors, but generally we require a borrower to come up with at least 15% of the purchase price as a down payment.

Yes. We require both lender’s title insurance and a builder’s risk/homeowner’s insurance policy naming us as the mortgagee and paid for the term of the loan at closing.