Fix and flip loans in Louisiana, funded in 48 hours.

Yes. PML funds fix and flip loans in all 50 states, with active flipper books in New Orleans, Baton Rouge, Shreveport, and Lafayette. Single-family, duplex, triplex, and fourplex properties. Loan size from $100,000 to $5,000,000 per asset, with cross-collateralized facility lines available for sponsors running three or more concurrent Louisiana projects. No state-line carve-outs on pricing or leverage; a Orleans Parish flip prices off the same rate sheet as a East Baton Rouge Parish flip.

Louisiana does not require a separate state lender license for business-purpose loans on 1 to 4 unit non-owner-occupied investment property held by an entity. PML originates Louisiana fix and flip loans under that posture, with closings handled through the customary Louisiana closing process. Loans are not consumer mortgages; they cannot be used for a primary or secondary residence. The borrower is always an LLC, LP, or corporation, never a natural person.

The bulk of Louisiana fix and flip activity in our book lands in a $185,000 to $425,000 ARV band, with loans typically between $148,000 and $344,000 on a single asset. New Orleans and Baton Rouge skew toward the lower half of that band on entry-level cosmetic flips; the Garden District and Uptown New Orleans stretch to $895,000 plus on full-gut projects. We will write a Louisiana loan as small as $100,000 and as large as $5,000,000.

Louisiana is an attorney-closing state. A licensed Louisiana real estate attorney handles the closing in coordination with a title insurance underwriter; no escrow agent in the western-state sense. PML works with closing-attorney panels in every major Louisiana metro and routes the deed of trust and closing protection letter accordingly. A clean Louisiana file regularly closes 6 to 9 business days from term-sheet acceptance.

Louisiana does not impose a state real estate transfer tax. Orleans Parish carries a documentary transaction tax, but the broader state does not. The buyer otherwise pays only parish recording fees. PML’s quote on the HUD reflects the actual Louisiana tax and recording schedule for the subject county; there are no lender markups on third-party closing costs.

Atlantic and Gulf Coast hurricane season (June through November) can pause draws for 48 to 72 hours during an active warning, and coastal Louisiana files require a windstorm insurance binder before close. Inspector typically clears within one business day, wires go out within 48 hours, year-round; no other seasonal slowdown.

Louisiana permits both judicial and non-judicial foreclosure depending on the deed instrument. Most business-purpose PML loans use a deed of trust with power of sale, allowing a non-judicial path of roughly roughly 60 to 120 days (executory). As a sponsor this should never matter; as an underwriting input it shapes how our Louisiana loans price.

The Orleans Parish e-recording system normally posts a deed and deed of trust the same business day they are submitted. Other major Louisiana metros (Baton Rouge, Shreveport and Lafayette) run similarly fast on e-recording. PML wires loan proceeds the day of close; the lien recording happens in parallel.

Yes. Louisiana foreclosure sales may proceed either non-judicially (where a deed of trust with power of sale is in place) or judicially through the courts. PML can fund acquisitions from either path when title is clean, with a binding term sheet inside four business hours. For non-judicial Louisiana sales, winning bid to wire in 7 to 10 calendar days is typical.

Yes. PML can close into a newly-formed Louisiana LLC even if you took the property under contract in your personal name. The closing party handles the deed transfer at closing — the property moves from your personal name into the new entity simultaneous with the loan funding, with no Louisiana transfer tax to absorb. We do not lend to natural persons; the borrower is always an entity. We can help structure the entity if you do not yet have one in place.