Where we finance

Hard Money Loans in Mississippi

Apex Capital Advisors arranges hard money and business-purpose loans for Mississippi investors, from older houses in Jackson and Hattiesburg to coastal rentals in Gulfport and new subdivisions in DeSoto County, with term sheets in 12 to 24 hours.

Discuss your deal All 36 states and Washington, D.C.

Fix & Flip
DSCR Rental
Bridge
New Construction

The lay of the land

Investing in Mississippi

Mississippi works as a set of regional markets. Jackson, the capital, has state government, the University of Mississippi Medical Center and Jackson State University, and Nissan builds vehicles just north in Canton. The Gulf Coast runs on the Port of Gulfport, Keesler Air Force Base, the Navy's Seabee base, Ingalls Shipbuilding in Pascagoula and the Biloxi casinos. DeSoto County is suburban Memphis. Hattiesburg anchors the Pine Belt, and the Delta and the northern hills, from Tupelo to Oxford and Starkville, are farm, factory and college country.

Investors here buy brick ranch houses across the state, raised frame cottages and bungalows near old downtowns, and newer subdivision homes around Jackson, on the coast and in DeSoto County. The climate drives the budget. Tornadoes cross the state, hurricanes reach the coast, humidity feeds termites and mold, and around Jackson the expansive Yazoo clay shifts foundations. Price the roof, the foundation and the insurance before the finishes.

Loan programs

Loan Programs in Mississippi

Four ways to finance an investment property in Mississippi, each sized to the deal rather than a fixed product.

Short-term project capital

Fix and Flip Loans in Mississippi

Mississippi flips often start with an older house that has original wiring, aging plumbing, a tired roof or termite damage. Around Jackson, check the foundation, since Yazoo clay cracks slabs and racks door frames. Termite and moisture damage turn up often in older frame houses, so inspect before you close.

Hire a contractor you trust and confirm their license status with the state before you commit. Our hard money fix and flip loans go up to 92.50% loan-to-cost and up to 100% of the rehab budget, with rehab money released in draws as work progresses. First-time investors are welcome.

Newbies are welcome
Up to 92.50% Loan to Cost (LTC)
Up to 100% of rehab budget

Fix and flip loan details

Long-term rental financing

DSCR Rental Loans in Mississippi

A DSCR loan is qualified on the property's rent, not your personal income. Mississippi renters include hospital and state workers in Jackson, airmen and sailors on the coast, students in Hattiesburg, Oxford and Starkville, and DeSoto County families who work in Memphis.

Mississippi taxes a rental at a higher assessment ratio than an owner's home, and coastal wind and flood coverage can decide the deal. Our DSCR loans run from $100K to $3M+, with a 30-year term, ratios as low as 0.75x and cash-out up to 80% LTV. Long- and short-term rentals both qualify. Reaching the full 80% takes a stronger DSCR and credit score than the program minimums, so leverage on each file is set by its DSCR and credit.

Qualified on the property's cash flow, not your personal income
No traditional employment or personal-income verification
Cash-out refinance LTV up to 80%

DSCR rental loan details

Interim financing

Bridge Loans in Mississippi

A Mississippi bridge loan covers the time between a fast purchase and the long-term plan: buying a vacant Jackson house to renovate and lease before a DSCR refinance, closing on a Gulf Coast property before another sale closes, or carrying a house through storm repairs and an insurance claim.

A hard money bridge loan is set deal by deal around the property and the exit, and experienced and first-time sponsors are both considered. Before bidding at a trustee's sale, remember that the borrower can stop it by catching up, as explained below.

Structured for transactions that cannot wait
Property in transition, lease-up or repositioning
Terms set deal by deal rather than to a fixed product

Bridge loan details

Ground-up construction

New Construction Loans in Mississippi

New subdivisions keep going up in DeSoto County, in Madison and Rankin counties outside Jackson, in Lamar County west of Hattiesburg and north of the interstate on the coast. Infill lots in older Jackson and Hattiesburg neighborhoods are another route. Check each lot for drainage and soil conditions before you buy.

Our new construction loans fund up to 100% of the construction budget and release money in stages against progress. Run the lot and the build budget together, and on the coast price builders risk wind coverage before you commit to a lot.

Up to 100% of the construction budget
Land or lot cost and build budget assessed together
Capital released in stages against construction progress

New construction loan details

Program terms are general guidelines, not a quote or commitment. Every loan is subject to underwriting and approval and is for business purposes only.

Local markets

Where We Finance in Mississippi

Apex offers loans statewide. These markets are a starting point, not a limit.

Jackson

Many of Jackson's renters work in state government, the hospitals and the universities. Belhaven, Fondren and Eastover hold older bungalows and revival-style houses where buyers expect quality finishes, while west and south Jackson have smaller brick and frame houses suited to rentals and simpler flips. Judge each street on its own, and budget for Yazoo clay. Check utilities too: Jackson's water and sewer service has been under federal court oversight, so confirm service and billing with the utility before you close. Madison, Ridgeland and Brandon draw buyers who want newer homes.

Gulfport

Gulfport sits in Harrison County between Long Beach and Biloxi. The Port of Gulfport, the Naval Construction Battalion Center, Memorial Hospital and the beachfront casinos supply jobs, and Keesler Air Force Base in Biloxi adds military renters. Many houses near the water were rebuilt or raised after Hurricane Katrina, while north Gulfport and Orange Grove have newer subdivisions farther from the surge. Flood zone, elevation and wind coverage shape every deal, so get an elevation certificate and insurance quotes early. Beach-area short-term rentals can qualify for a DSCR loan; check city rules first.

Southaven

Southaven, just across the state line from Memphis in DeSoto County, is a Memphis suburb. People commute to jobs in Memphis, the FedEx hub at Memphis International Airport and the warehouses and distribution centers across DeSoto County, and Baptist Memorial Hospital-DeSoto is in town. Typical housing is brick ranch houses and newer subdivision homes, which points flips toward kitchens, baths, roofs and HVAC rather than full-system rehabs. Families move here for DeSoto County Schools, which supports owner-occupant resale and single-family rentals. Horn Lake, Olive Branch and Hernando nearby have similar subdivisions.

Hattiesburg

Hattiesburg's economy rests on the University of Southern Mississippi, William Carey University, Forrest General Hospital and Merit Health Wesley, with the Camp Shelby training site to the south. Students and hospital staff keep rental demand steady near the campuses and hospitals, and duplexes and small apartment buildings are a real part of the market. The Oaks and other historic districts near downtown have older frame houses that suit full renovations. West Hattiesburg and Oak Grove, in Lamar County, have newer subdivisions. Tornadoes have struck the city, so check the roof and price insurance early.

Before you buy

What Investors Should Know About Mississippi

Foreclosure by trustee's sale

A Mississippi trustee's sale is held in the county where the land sits or where a grantor lives. It must be advertised in a county newspaper for consecutive weeks, with a courthouse notice, or it is not valid. Until the sale, the borrower or another interested party can stop it by paying only the past-due installments plus costs and fees.

Rentals are assessed at a higher ratio

Mississippi puts a single-family home its owner lives in into Class I. Rentals and other investor-held real property fall into Class II, assessed at a higher share of true value. At equal value and millage, the investor pays more, so underwrite taxes at the Class II ratio, not the seller's current bill.

Rent notices, deposits and rent control

For unpaid rent, a landlord may give notice that the lease ends unless rent is paid within a short period, and other material breaches get a longer notice and a chance to cure. Deposit deductions must be itemized in writing and the rest returned within a set time after the tenancy ends. Cities and counties may not regulate residential rents without prior legislative approval.

Construction lien deadlines

A contractor, subcontractor or supplier claiming a lien must file it with the chancery clerk in the property's county within a set period after its last work, send the owner a copy, and sue within a fixed time or the lien is void. A deed of trust recorded earlier can keep priority when the lender obtained the owner's sworn statement that no work had begun. Collect proof of payment at each draw.

Wind and hail coverage on the coast

State law set up the Mississippi Windstorm Underwriting Association to offer wind and hail coverage, including builders risk, in Hancock, Harrison, Jackson, Pearl River, Stone and George counties. Gulfport and Biloxi are in Harrison County; Jackson County is the coastal county, not the capital. Quote insurance before you set a price.

General information, not legal or tax advice. Laws and rates change; confirm the details with a licensed attorney or tax professional in Mississippi.

Questions

Mississippi Hard Money Loan FAQs

Not answered here? Call +1(551) 321-5995 or read the full FAQ.

Do you make hard money loans to first-time flippers in Mississippi?

Yes. First-time investors are welcome. Our fix and flip loans go up to 92.50% loan-to-cost and 100% of the rehab budget. The minimum FICO is 650, with lower scores considered case by case. On an older Jackson or Hattiesburg house, a detailed scope of work makes a first deal easier to review.

Can a borrower stop a Mississippi foreclosure sale?

Yes. The borrower or another interested party can stop a trustee's sale before it happens by paying the past-due installments with costs and fees, not the full accelerated debt. Treat a scheduled sale as possible, not certain, and have a Mississippi attorney review title before you bid.

Will a DSCR loan work on a Gulf Coast rental?

It can. Our DSCR loans are qualified on the property's cash flow with no personal-income verification, and long- and short-term rentals are eligible. Get wind, hail and flood quotes and figure taxes at the rental ratio first, since both count in the payment.

How fast can a Mississippi hard money loan close?

Term sheets go out within 12 to 24 hours, and qualified deals with complete documents can fund in as fast as 15 days. On a coastal property, request wind and flood quotes the day you sign the contract, since coverage is often the last piece.

Do you finance new construction in DeSoto County or around Jackson?

Yes. Our new construction loans cover ground-up projects across Mississippi, including Southaven, Olive Branch and the suburbs outside Jackson. They fund up to 100% of the construction budget and release money in stages against progress. Send the lot, plans and budget and we will review the deal.

Beyond the state line

Nearby States We Serve

Investing on both sides of the border? The same programs and the same team cover the states around Mississippi.

All 36 states and Washington, D.C.

Next step

Financing a Property in Mississippi?

Send us the property, the plan and the timeline. We will tell you what is realistic and what we need to issue a term sheet.

Discuss your deal +1(551) 321-5995