Georgia · Short-term rehab · 1–4 unit
Direct fix and flip financing from a Georgia lender’s desk — Atlanta, Augusta, Savannah, and Columbus. $100K to $5M per asset, up to 92.5% of project cost, 100% of the rehab budget, weekly draws, no application fee, no prepayment penalty. Underwritten in-house and wired through a Georgia Georgia closing attorney on a clean file inside two business days.
An East Point acquisition, an Atlanta full-gut, a Marietta BRRRR. The numbers below are how we wrote them.
Georgia · Q3 2025
Why Georgia investors use PML
A conventional Georgia mortgage takes 30 to 45 days, asks for two years of W-2s, and reprices halfway through. None of that matches how a Georgia flip clears at auction or on the MLS. Hard money exists because investor deals close in days, not months — and because the asset itself, post-rehab, is the collateral that matters.
County trustee or court foreclosure calendars across Georgia clear on a posted schedule, and the FMLS turns over the sharpest off-market inventory inside 48 hours. PML issues a binding term sheet within four business hours and wires a clean Georgia file in 48 hours. The faster you can credibly close, the deeper the discount you can negotiate on a East Point acquisition or an Atlanta value-add.
Georgia flips concentrate in the $225,000 to $450,000 ARV band — the cosmetic three-twos and full-gut projects that occupy East Point, Kirkwood, Decatur, South Marietta. At 92.5% LTC and 100% rehab funding, a single experienced Georgia flipper can run four to six concurrent projects on the equity that a bank loan would tie up in one. The math on annual return on equity favors the leveraged operator on every realistic scenario.
PML underwrites the property’s as-repaired value, your Schedule of Values, and your sponsor track record. We do not need W-2s, Georgia state returns, or DTI calculations. That makes PML the right tool for self-employed Georgia operators, anyone running income through a Georgia LLC or S-corp, and any sponsor with a complex K-1 stack from prior closings.
Georgia fix and flip terms
Same rate sheet as every other state in our book. PML underwrites on the as-repaired value, not the purchase price alone. Leverage scales with sponsor track record, market, and deal quality — and every term below moves on a published rate sheet.
Georgia market, by the numbers
Three data points from current public reporting that shape how PML prices and sizes Georgia fix and flip loans. We update internally each quarter; the figures below were current as of the most recent published cycles.
Three deals we’d write in Georgia
Three illustrative deal profiles drawn from common configurations across our Georgia book. Real closings vary; these are anchor points for the math, not solicitations.
Fulton County, Atlanta · 1960s 3/2 SFR
DeKalb County, Atlanta · 1970s 4/2 SFR
Cobb County, Marietta · 4-unit value-add
Illustrative only. Representative of typical configurations across our Georgia book — not specific recent closings. See recent loans →
How PML closes in Georgia
The same five-step flow we run on every state, with three Georgia-specific lines. Submitted Monday on a clean file, wired by Friday.
Drop in the Georgia property address, your Schedule of Values, and a draft purchase contract. No application fee and no soft credit pull at this stage.
~5 minutesA PML underwriter — not a salesperson — replies with a real Georgia rate, leverage, and a binding term sheet. Soft credit inquiry runs only after you accept.
~4 hoursTitle routes through a licensed Georgia closing attorney in the subject county. Georgia does not require a separate state lender license for business-purpose loans secured by 1 to 4 unit non-owner-occupied investment property. Subject-to-completion appraisal runs in parallel.
~2 daysGeorgia closings happen at a licensed Georgia attorney’s office, not at a title company. The same in-house team that quoted the deal also issues the closing docs — no table-funding, no last-minute repricing, no fee changes between term sheet and HUD.
~1 dayFunds wire at close. The Fulton County e-recording system normally posts a deed and deed of trust the same business day they are submitted. Other major Georgia metros (Augusta, Savannah and Columbus) run similarly fast on e-recording. PML wires loan proceeds the day of close; the lien recording happens in parallel. Weekly draws begin on receipt of the first paid invoices.
Same day, then weeklyGeorgia fix and flip FAQ
Specific to Georgia. For broader hard money questions — FICO floors, BRRRR strategy, the 70% rule, application flow — see the 70% rule explainer, the BRRRR mechanics breakdown, or the full FAQ.
Submit a Georgia property and an underwriter replies with a real rate within four business hours. No application fee, no soft pull until you accept. Underwritten in-house, wired through a Georgia Georgia closing attorney.
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