Private Real Estate Credit · Southeast

Capital that moves as fast as your project

Sterling & Oak provides senior secured bridge loans for residential real estate investors. Founded and run by active investors — we understand your timelines because we operate in the same market.

Request a loan See loan types
$50K–$500K
Loan size
Per transaction
6–18 mo
Loan term
Interest-only monthly
70%
Max LTV
As-is verified value
Fast
Closings
No committee delays
Why borrow with us

Lenders who understand what it takes to close

Both principals at Sterling & Oak are active real estate investors with their own portfolios. When you bring us a project, you're talking to people who've been on your side of the table — who understand what a delayed closing costs, what a contractor timeline really means, and what a clean exit actually looks like.

  • Decisions in 48 hours. Our principals review every request personally. No credit committees, no loan officers, no delays.
  • When we issue a term sheet, we close. No last-minute re-trades. No conditions that surface the week before closing.
  • One conversation, one decision-maker. You deal directly with the people who have the authority to say yes.
  • We finance what banks won't. Land, light rehab, and fix-and-flip — the gap between bank financing and hard money is exactly where we operate.
Loan types

What we finance

01
Fix & Flip
Short-term acquisition and renovation financing for residential properties. Typically 6–12 month terms. We lend against verified as-is value — not ARV.
02
Light Rehab
Bridge financing for value-add residential projects where the scope is defined and the timeline is predictable. Interest-only, 6–12 month terms.
03
Land & Entitlement
Senior secured land loans for entitled or near-entitled residential sites. Exit via construction loan take-out or sale. 6–18 month terms.
The process

From inquiry to funded in days, not weeks

01
Request a loan
Fill out the short intake form with the property address, loan amount, exit strategy, and a brief project summary. No lengthy applications — we read projects, not paperwork.
02
We review your project
Our principals — both active real estate investors — review your request directly and respond within 48 hours with either a term sheet or clear feedback.
03
Close and fund
We close through a title company with funds wired the same day lien recordation is confirmed. No last-minute conditions, no surprises.
Loan parameters

What we look for in a project

These are the parameters we work within. If your project fits, we want to hear from you.

Loan size
$50,000 – $500,000
Per transaction
Loan term
6 – 18 months
Interest-only monthly payments
Max LTV
Up to 70%
As-is verified value only
Rate
12%
Fixed, per annum
Origination fee
1%
Paid at closing by borrower
Lien position
First lien only
No subordinate positions
Geography
Southeast
NC, GA, SC, FL, TN — inquire for others
Property type
Residential
SFR, small multifamily, land
Guarantee
Full recourse
Personal guarantee required from all borrowers
Borrower experience
1+ completed project
Verifiable track record required
Ready to move

Request a loan and hear back within 48 hours

Our principals review every project personally. If it's a fit, we send a term sheet — no committee, no delays. If it isn't, we tell you why.

Request a loan →