Looking for a Hard Money Lender 90% LTC

[Rivers Mann]

Hey everyone, looking for a creative hard money lender on a new-construction SFH deal in in-town Atlanta.

Quick background: I spent the last 4 years at a development firm in California, ending up as head of construction and finance, where I helped deliver 250 units (mid-rise multifamily). Before that I flipped 5 houses here in Atlanta (2020-2021). Because my recent work was multifamily under a company, I don't have the "3 ground-up SFR builds in the last 3 years under my own name" track record that conventional construction lenders want. The experience is there; the personal deal history checkbox isn't. Building a 2,300 SF home is honestly fun compared to a 100-ft, 85-unit building.

I am in the process of putting two lots under contract in Atlanta, I will take them through permitting, and would like to close on the land and start construction in 3-4 months with a lender.

Deal Numbers for each lot (prefer to purchase both)

Lot purchase price: $175k

Construction Cost (inclusive of interest & fees): $475k

ARV: $850k

I started speaking with lenders this week and realized my assumptions regarding the lending piece were incorrect.

I have $140k liquid to put into the deal, which covers the down payment at 90% LTC, but I can't meet the additional liquidity/reserve and asset/balance-sheet requirements most lenders layer on top. Credit is solid (750–760). I'm fine with a higher rate to make the deal work.

Ideally this is the start of a long term relationship, I plan to keep building in Georgia and California. Is this realistic in today's market? Open to DMs.