White Oak Private Capital is a nationwide private money mortgage brokerage based in Nashville, Tennessee. We specialize in non-QM loans for real estate investors — meaning we help investors get financing on non-owner occupied properties when traditional banks say no. We work directly with each client. When you work with White Oak, you deal with one person start to finish — no call centers, no being passed around, no getting lost in the system.

We offer the full range of investment property loan products including:

• DSCR Loans — qualify based on the property's rental income, not your personal tax returns

• Fix and Flip Loans — short term financing for investors buying, renovating, and reselling properties

• Bridge Loans — short term financing to bridge the gap between buying and selling or refinancing

• Cash Out Refinances — pull equity out of existing investment properties

• Ground Up Construction Loans — financing for investors building new properties from the ground up

• Multifamily Loans — financing for duplexes, triplexes, quads, and larger investment properties

No. Most of our loan products do not require personal tax returns. DSCR loans qualify based on the rental income the property generates. This makes them ideal for self-employed investors, business owners, and anyone whose tax returns don't reflect their true financial picture.

A DSCR loan — Debt Service Coverage Ratio loan — is a type of non-QM mortgage designed specifically for real estate investors. Instead of looking at your personal income, the lender looks at whether the property generates enough rental income to cover the mortgage payment.

A DSCR of 1.0 means the property breaks even. A DSCR above 1.0 means the property cash flows. Most lenders want to see a ratio of 1.0 or higher though some programs allow below 1.0 with compensating factors.

DSCR loans are ideal if you:

• Are self-employed or have complex tax returns

• Own multiple investment properties

• Want to qualify based on the deal not your personal finances

• Are buying a rental property, short term rental, or multifamily property

We have no set minimum or maximum. Whether you're financing a single family rental or a large multifamily or construction project, we can find the right capital source for your deal. Call us and we'll tell you exactly what we can do.

Yes. White Oak Private Capital works with investors nationwide. We are not limited to Tennessee — we can help investors in all 50 states find the right loan for their investment property.

Most big lenders and online platforms push you through a system. You fill out a form, get assigned to a rep, get handed off to a processor, and nobody really knows your deal.

White Oak is different. We are intentionally small. We take on a limited number of clients at a time so that every investor we work with gets direct access — not an assistant, not a call center, not an automated system. You work with one person who knows your deal inside and out from day one to closing.

If you've ever felt like just a number to a lender, White Oak is the alternative.

We finance non-owner occupied investment properties including:

• Single family rentals

• Short term rentals and Airbnb properties

• Duplexes, triplexes, and fourplexes

• Multifamily apartment buildings

• Fix and flip properties

• Ground up new construction

• Mixed use properties

Speed depends on the loan type and deal complexity. DSCR loans can typically close in 14-21 days. Bridge loans and private money deals can close faster — sometimes in as little as 7-14 days. We'll give you a realistic timeline upfront so you can plan your deal accordingly.

The easiest way is to reach out directly. There are no lengthy applications to fill out before we talk. Tell us about your deal and we'll tell you exactly what we can do and what it will look like.

706-994-2612

White Oak Private Capital is a Nashville-based private money brokerage serving real estate investors nationwide. We specialize in non-QM investment property loans including DSCR, fix and flip, bridge, and construction financing. We work with a limited number of clients at a time to ensure every investor gets personal, hands-on service from start to finish.